Sharp Park
Specific Plan
CITY COUNCIL REVIEW DRAFT
AUGUST 2022
DKS Associates
Charles Salter
Environmental & Planning Systems
ACKNOWLEDGEMENTS
Pacifica City Council
Mayor Mary Bier
Mayor Pro Tem Tygarjas Bigstyck
Councilmember Mike O’Neill
Councilmember Sue Vaterlaus
Councilmember Sue Beckmeyer
Planning Commissioners
Lauren Berman, Chair
Samantha Hauser, Vice Chair
George Domurat
Alex Ferguson
James Godwin
David Leal
David Wright
Kevin Woodhouse, City Manager
Christian Murdock, Acting Planning Director
Prepared for
City of Pacifica
by
CITY OF PACIFICA
Sharp Park Specific Plan
CITY COUNCIL REVIEW DRAFT
AUGUST 2022
SHARP PARK SPECIFIC PLAN
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Sharp Park: Past, Present,
and Future
1 The Sharp Park Specific Plan establishes a vision for a vibrant, community-focused heart of Pacifica, in
the historic Sharp Park neighborhood. While Pacifica
does not have a formal downtown, Sharp Park comes
closest to filling this role, with its mix of commercial, residential, and civic uses, and the iconic Pacific Pier.
The Specific Plan provides a blueprint for new commercial and residential uses, mixed-use developments, and public realm, transportation, and other improvements, and create a center of gravity for the
broader Pacifica community as well as visitors.
A Specific Plan is a planning document that implements the goals and policies of the General Plan, to provide clear guidance for future development of a
designated area through detailed development standard and implementation measures. The purpose and contents of specific plans are defined in California Government Code Sections 65450 – 65457.
To guide change and preserve what makes Sharp
Park unique, the Sharp Park Specific Plan seeks to
build upon the neighborhood’s existing assets and
imbue new neighborhood development with a strong
sense of place, enhanced connectivity, and increased
residential and social options. This chapter provides
an overview of Sharp Park’s rich history and current
context and describes the community vision and
guiding principles for Specific Plan policies, standards, and guidelines.
SHARP PARK SPECIFIC PLAN
1-2 | CHAPTER 1
1.1 SHARP PARK’S PAST
Henry Harrison McClosky had this castle built in 1908, atop a hill in Salada Beach, later named Sharp Park. It offered a stunning view of the ocean. Image credit: Pacifica Historical Society Salada Beach, 1915. The Ocean Shore Railroad passes through, with a landscape of mostly artichoke fields. Image credit: Pacifica Historical Society
railroad was the speculative real estate environment
of the time. Fast-talking promoters lured city-weary
prospects to the coastside by offering free trips
on the railway, open air concerts and free lunches.
The ads claimed that the towns had “no taxes and
no saloons.” Salada Beach, near the natural lagoon
known as Laguna Salada (in the Sharp Park golf
course), was designed to be a major watering hole.
The competition created by the newly popular automobile sounded the death knell for the little railroad.
It had rarely made a profit and, in 1920, was forced
to stop operations. Most of the Ocean Shore right of
way was paved over and turned into Highway 1.
During this simpler time, residents of Sharp Park
attended Salada Community Church (the “Little
Brown Church”), the first Presbyterian Church on the
coastside. They shopped at Anderson’s Store, the
first general store and telephone switchboard in the
area, control point for the water supply for the neighborhood and the first source of gasoline for automobiles using a hand-crank pump on a 55-gallon drum.
Math Anderson also worked on the interior woodworking of the Castle, a turreted fortress built on a hillside overlooking the beach, built by Henry Harrison McCloskey. A survivor of the 1906 earthquake, McCloskey built to be impervious to disasters. The
Castle later served as the local U S Coast Guard communication and beach patrol headquarters during WWII.
The history of the Sharp Park neighborhood is a story
of people with a deep connection to the coast, of
colorful individuals, and of influential epochs that left their mark on the geography of the neighborhood.
Nearly a thousand years ago, Pacifica was the site
of several Ohlone villages. The Ohlone were hunters, fishers, and gatherers, and were stewards of the coast prior to the arrival of Spanish colonizers.
By establishing temporary villages beside coastal
streams, the Ohlone people tapped a source for their
food, water, and fuel. Each tribe built dome-shaped
shelters, thatched with brush and grass surrounding a much larger assembly house. The Ohlone pursued life as they had for thousands of years when the Spanish arrived to institute the missions of San
Francisco de Asis and establish farms in the area in
the late 1700s.
Much of Pacifica’s layout owes its beginnings to a
small, little-known railroad company. Incorporated in
1906, the Ocean Shore Railway Company planned
to run a high-speed electric railway between San
Francisco and Santa Cruz. This railway development attracted small settlements around each station, including Sharp Park. A major impetus for the
SHARP PARK SPECIFIC PLAN
SHARP PARK PAST, PRESENT, AND FUTURE | 1-3
Sharp Park residents were educated at San Pedro
School, which would later be given by early realtor
Ray Higgins to the newly incorporated City of Pacifica. San Pedro School originally housed kindergarten through sixth grades with only two teachers. As enrollment increased, the school expanded into the
Little Brown Church, with two classrooms for four
grades in 1955.
To the south of the current Sharp Park Specific Plan
Area, Sharp Park’s namesake, George F. Sharp,
established a 400-acre estate in 1849, of which
approximately 100 acres of the westernmost portion
became the current Sharp Park Golf Course. Sharp’s
widow, Honora Sharp, bequeathed the estate to
the City of San Francisco with specific instructions
that the property be used for recreational functions.
Noted golf architect Alister Mackenzie designed the
course in the late 1920s for the City of San Francisco, at the behest of then-Superintendent of Parks John
McLaren. Back in 1932 when the course opened,
games cost 70¢ on weekdays and $1 on weekends.
During the 1930s, a portion of the Sharp Park recreation area to the east of the current golf course, roughly where the San Francisco Archers range still
stands, served as a state relief camp that provided
shelter, food, medical services, and employment for
Bay Area residents struggling during the Depression.
During World War II, the relief camp area also served
as an internment camp for Japanese Americans.
In 1957, Pacifica was incorporated, consolidating the
nine small communities of Fairmont, Westview, Pacific
Manor, Sharp Park, Fairway Park, Vallemar, Rockaway
Beach, Linda Mar and Pedro Point.
Sharp Park Clubhouse
Sharp Park Golf Course
SHARP PARK SPECIFIC PLAN
1-4 | CHAPTER 1
Palmetto Avenue
Beach Boulevard
1.2 SHARP PARK TODAY
Pacifica Civic Center (Prior to renovations started in 2022) Today, Sharp Park remains an eclectic and unique
coastal community, containing a mix of homes ranging from converted summer cottages and bungalows to modern custom-built homes. On its western border, a one-mile beach promenade and the Rev.
Hershel Harkins (former pastor at the Little Brown
Church) Municipal Pier requires no license for fishing, adding to the community’s amenities.
Palmetto Avenue, recently updated with bike lanes,
landscaping, lighting, and other public realm improvements, showcases a quaint shopping district with small restaurants and cafes, antique shops, personal
services, bookstores, and other distinctive offerings.
Sharp Park is also currently Pacifica’s civic core, home to amenities like the Sharp Park library; the Pacifica
Council Chambers (also known as 2212 Beach Boulevard); and City Hall, formerly the San Pedro School.
On Francisco Boulevard, the Little Brown Church
has been restored by the Pacifica Historical Society
into the Pacifica Coastside Museum, a cultural gem.
An assortment of restaurants; Winters Tavern; a bait
shops; a hotel; and residential uses can be found
along part of Sharp Park’s eastern border.
Sharp Park is connected to one of Pacifica’s larger
shopping centers, Eureka Square, over Highway 1
with a pedestrian bridge. East of Highway 1, several
of Sharp Park’s treasures remain—behind Eureka
Square, the Castle (known as Sam’s Castle) looms
on the bluff, and on Oceana Boulevard, Anderson’s
Store, the site of the former Salada Beach Café, until
recently still offered coffee and treats to peckish
Pacificans more than a hundred years since its origin.
SHARP PARK SPECIFIC PLAN
SHARP PARK PAST, PRESENT, AND FUTURE | 1-5
1.3 VISION AND GUIDING PRINCIPLES
A key area of focus, Palmetto Avenue, serves as
the “backbone” of the neighborhood. This mixeduse corridor becomes a street that draws people in and invites them to linger, with attractive and
unique restaurants, cafes, shops, and entertainment, and places to gather, and new housing available to all income levels, family types, and life
stages. The splendor of Sharp Park’s coastal natural resources and cultural amenities are emphasized and well-connected. It is easy and pleasant to get around by foot, bicycle, and to park a car once
in the area.
Office, commercial, and mixed uses along Francisco Boulevard support Palmetto’s energy, bringing in more residents and workers, and enhancing Sharp Park’s visibility from Highway 1. The district’s residential focus is maintained on east-west streets between Francisco Boulevard and Beach
Boulevard, and design techniques and pedestrian improvements ensure smooth transitions from higher-energy corridors to smaller-scale
neighborhoods.
New programming, experiences, and temporary
activities like festivals, farmers’ markets, music,
and other events activate Sharp Park beyond the
regular nine-to-five day and enhance its reputation
as a creative and historic enclave. Finally, Sharp
Park will be a resilient, sustainable, and adaptable place in tune with the realities of our changing planet so that memories and experiences, old and
new, can be shared across generations.
The vision and guiding principles for the Sharp Park
Specific Plan Area were developed collaboratively
with extensive community outreach and decisionmaker direction. They represent the heart and spirit of the Specific Plan and inform the guiding and implementing policies for each of the Plan’s topic areas.
VISION STATEMENT
Sharp Park will become known as a charming
regional destination, a magnetic town center for
Pacifica, and a “complete neighborhood” for current residents. The future of Sharp Park builds upon its strengths to achieve its full potential, offering a vibrant, livable, and unique experience for Pacifica
residents, businesses, and visitors.
The seaside atmosphere is preserved and
respected, while new energy and thoughtful public
and private investment is focused at select areas with
the greatest potential for positive catalytic change.
These include a renovated Civic Center at Santa
Maria Avenue and Francisco, approved by the City
Council in 2021 and started in 2022, and which would
restore the historic character of the former San Pedro
School and to modernize the look and operation
of the City Hall and other City offices. These also
include Eureka Square, revitalized as a mixed-use
center with multi-family housing rising up against
the hillside; a new, state-of-the-art library at Hilton Way and Palmetto Avenue; and the City-owned site
at 2212 Beach Boulevard with the potential to anchor
Palmetto Avenue and enhance the beachfront
experience.
SHARP PARK SPECIFIC PLAN
1-6 | CHAPTER 1
GUIDING PRINCIPLES
The following Guiding Principles have been identified for the Sharp Park Specific Plan:
— Promote a vibrant mix of uses—including unique
stores, restaurants and cafés, places for the
making and display of art, and cultural establishments—that enhance Palmetto Avenue’s attraction for those who live in Pacifica and those who visit.
— Support office space in locations that do not
detract from an active streetscape along Palmetto
Avenue in order to increase opportunities for local
employment, improve weekday daytime activity,
and decrease vehicle miles traveled to employment locations outside Pacifica. — Ensure development honors the area’s character,
history, and coastal locale.
— Promote development of housing in mixed-use
settings, which accommodates residents of all
incomes, family types, and life stages.
— Foster development of a “complete neighborhood” in Sharp Park, with uses, activities, and services that support everyday living, promote
social connectedness, and enhance community
well-being.
— Prioritize placemaking in public spaces to create
inviting places that enhance the experience in
Sharp Park.
— Expand opportunities for outdoor recreation
which maximize Sharp Park’s coastal location and
proximity to trails and open spaces.
— Improve connections within Sharp Park and to other
Pacifica neighborhoods through sidewalk completion, streetscape improvements, pedestrianscale lighting, and signage. — Build on existing bicycle and pedestrian infrastructure to create an even more appealing public realm along Francisco Boulevard and Palmetto
Avenue corridors and across key east-west routes.
— Establish a sustainable future for the Sharp Park
area by planning for coastal resiliency using strategies identified in the Local Coastal Program and promoting sustainable design and construction
methodologies.
Context, Process, and Plan
Organization
2 The Sharp Park neighborhood is a beloved coastal
enclave in Pacifica, home to the emblematic Pacifica Pier, City Hall, the Sharp Park library, unique and charming homes, and the beginnings of an attractive
“main street.” These existing features make Sharp
Park one of Pacifica’s neighborhoods with great
potential for evolution and growing vibrancy over the
next several decades, with significant opportunity
for additional mixed-use buildings, new housing and
higher intensity development that will help the city
address issues of housing affordability and create a
center of gravity for the broader Pacifica community
as well as visitors.
This chapter includes background information for the
Sharp Park Specific Plan. It describes the context, the planning process and community outreach, its relationship to other plans, and an overview of the Specific Plan’s organization.
SHARP PARK SPECIFIC PLAN
2-2 | CHAPTER 2
2.1 SHARP PARK SPECIFIC PLAN AREA AND CONTEXT
LOCATION AND DESCRIPTION
Regional Location
The City of Pacifica is located in northern San Mateo
County along the Pacific coast of the San Francisco
Peninsula, just ten miles from downtown San Francisco at its northern tip. It is bordered on the west by the Pacific Ocean, on the north by Daly City, and on
the south and east by the ridges of the Coast Range,
the cities of South San Francisco and San Bruno, and
unincorporated San Mateo County. Figure 2-1 shows
the boundaries of Pacifica and the location of the
Sharp Park Specific Plan Area. It is primarily accessible via State Route 1 (Coast Highway) and State Route 35 (Skyline Boulevard).
Sharp Park Specific Plan Area
The Sharp Park Specific Plan Area is approximately
104 acres in size, largely encompassed in West Sharp
Park and part of East Sharp Park east of Highway 1.
As shown in Figure 2-2, most of the area surrounds
Palmetto Avenue and is bounded by Beach Boulevard to the west, Paloma Avenue to the north, Clarendon Road and Lakeside Avenue to the south, and Highway 1 to the east, with some adjacent areas east
of Highway 1, including the Eureka Square Shopping
Center.
Sharp Park’s primary streets include Palmetto
Avenue, the area’s main commercial street; Francisco Boulevard, a street characterized primarily by civic and commercial uses; and Beach Boulevard, a
primarily residential street that provides access to the Promenade and Pacifica Pier. Between these corridors are residential neighborhoods with clusters of multi-family and single-family homes. These include
a mixture of homes ranging from converted summer
cottages to modern custom-built homes, with narrow
streets bordered with windworn Monterey pine trees.
There are approximately 20 offices located in the
Sharp Park area that provide a range of personal and
professional services, including legal, financial, real estate, or counseling services. The Eureka Square
Shopping Center, located to the east of Highway 1,
is anchored by Oceana Market, a local grocery store,
and contains a number of smaller retailers, including
restaurants, a bank, and personal care services. The
coastline serves as a significant draw to the neighborhood but there remains an opportunity to strengthen the number and variety of other attractions for Pacificans and visitors alike.
The Sharp Park Specific Plan Area currently (as of
2021) consists primarily of residential uses but also
contains concentrations of other land uses including
commercial, community, and residential and commercial mixed uses. There are approximately 924 housing units within the Sharp Park Specific Plan Area, including 389 single-family units and 535 multi-family
units.1
1 Estimate from ESRI Business Analyst, using 2013-2017 American Community Survey data.
Milagra Ridge
(GGNRA)
Pacifica
State
Beach
Pacifica
Pier
Sharp Park
Golf Course
San Pedro
Valley
County
Park
Sharp Park
Mori Point
(GGNRA)
Sweeney Ridge
(GGNRA)
FASS LER AVE TERRA NOVA BLVD
LINDA
MAR BLVD
ODDSTAD BLVD
GRAND AVE ROCKAWAY BEACH AVE
REINA DEL MAR AVE
CRESPI DR
CRESPI DR
FAIRWAY DR RIDGEWAY DR
S H ARP PARK RD
PALOMA AVE
PALMETTO AVE
MANOR DR
AVALON DR
M ILA GRA DR MONTEREY RD IVERNESS
DR
NELSON AVE
PALMETTO AVE
ADOBE DR
HICK E Y BLVD
Pacific Ocean
Unincorporated Area
San Bruno
South
San
Francisco
Daly City
Unincorporated
Area
Northern
Coastal
Bluffs
(GGNRA)
Sharp Park
Beach
Rockaway
Beach
Frontierland
Park
Fassler
Park
Oddstad
Park
Imperial
Park
Fairway
Park
Fairmont
Park
Sanchez
Field
Fairmont
West Park
Pomo
Park
Portola
Park
Sharp Park
Specific Plan
Area
Figure 2-1: Planning Area Context
0 2,500 5,000 10,000
Feet
Interstate
State Highway
Streets
City Limits
Sharp Park Specific Plan
Parks, Recreation & Open Space Source:City of Pacifica, 2019; San Mateo County, 2019; Dyett & Bhatia, 2019.
Pedro Point
Headlands
Figure 2-1: Sharp Park Specific Plan Area Context
FRANCISCO BLVD
OCEANA BLVD
PALMETTO AVE
PALOMA AVE
BEACH BLVD
CLARENDON RD
PACIFIC AVE
SALADA AVE
MOANA WAY
CARMEL AVE
SAN JOSE AVE
BRIGHTON RD
MONTECITO AVE
SANTA ROSA AVE
SANTA MARIA AVE
HILTON WAY
TALBOT AVE
MIRADOR TER
KOHALA AVE
SHOREVIEW AVE
CARMEL AVE
LAKEVIEW AVE
PACIFIC AVE
PALOMA AVE
Pacific Ocean
EUREKA DR
Sharp Park
Beach
Sharp Park
Golf Course
Oceana
High School
Ingrid B.
Lacy Middle
School
City
Hall
Library
Palmetto
Park
CLARENDON RD
FRANCES AVE
Pacifica
Beach
Park
Eureka
Square
Shopping
Center
Pacifica Pier
BEACH BLVD
Pedestrian
Bridge
1 0 250 500 1,000
Feet
Highways
Study Area Parcels
Sharp Park Specific Plan
Figure 2-2: Planning Area
Source: City of Pacifica, 2019; San Mateo
County, 2019; Dyett & Bhatia, 2019.
Figure 2-2: Sharp Park Specific Plan Area
SHARP PARK SPECIFIC PLAN
CONTEXT, PROCESS, AND PLAN ORGANIZATION | 2-5
PAST PLANNING EFFORTS
Many years ago, the 10-block stretch of Palmetto
Avenue between Clarendon and Paloma avenues
was identified in the 1980 Pacifica General Plan as
the future site of a ‘Main Street’ for Pacifica. To support this vision, the City developed the Palmetto Streetscape Project in 2014 to make the area more
pedestrian and bicycle friendly as well as support
business success. Palmetto Avenue went through
significant improvements in 2018, including the addition of dedicated bike lanes, bulbouts, streetlamps, plantings, sidewalks, and new striping. While new
improvements, utility undergrounding, and other
improvements have vastly improved the streetscape,
the constrained public right-of-way required balancing tradeoffs, and street trees and public seating are limited. While most buildings on Palmetto Avenue
front the street, empty lots and blank walls represent opportunities for infill mixed-use buildings that bring additional commerce and enhance the street
character.
In February 2020, the Sharp Park Specific Plan Area
was designated a Priority Development Area (PDA)
by the Metropolitan Transportation Commission
(MTC) and the Association of Bay Area Governments
(ABAG) due to its potential to support new housing
and employment near transit. PDAs are an integral
part of Plan Bay Area 2040 (preparation of Plan Bay
Area 2050 is underway as of 2021), the regional sustainable growth strategy that coordinates housing plans, open space conservation efforts, economic
development strategies, and transportation investments. With the collaboration of local governments throughout the Bay Area, MTC/ABAG estimates that
about 80 percent of the region’s future housing needs
can be met within PDAs. This designation qualifies the
City to receive potential future additional grants for
specific projects and public improvements consistent
with the Specific Plan.
SHARP PARK SPECIFIC PLAN
2-6 | CHAPTER 2
2.2 PLANNING PROCESS AND COMMUNITY ENGAGEMENT
www.planpacifica.org
over 100 community members received an overview of key concepts and strategies to achieve a vision of a more vibrant, well-connected, and
appealing Sharp Park and indicated their concept
preferences. Animated walkthroughs showed
existing and future possibilities side-by-side, and
shared on YouTube, and viewed several thousand times. This was followed by an accompanying concepts survey to quantify some of the topics with less consensus, which received over
300 responses. Other community engagement
methods included a community learning session and example visualizations of three mixed use, higher-density sites along Palmetto Avenue.
These comments were taken to City Council and
informed development requirements and design
guidelines in Chapter 4 of the Specific Plan.
— Draft Plan Preparation and Environmental
Review (Fall 2020-Winter 2021). Based on these
approved concepts, the draft Specific Plan was
then prepared, focusing on land use, mobility,
design and development standards, infrastructure and public services, environmental hazards, and implementation measures. The Specific Plan
was developed to be consistent with the Pacifica
General Plan 2040 and was evaluated concurrently in a program EIR.
Community engagement was integral to the development of the Sharp Park Specific Plan. More than simply hosting or attending a meeting, the process
involved proactively initiating conversations, maintaining ongoing dialogue, collaboration, and the creation of new relationships with community members with the goal of reaching a place where decision-making and processes are shared by staff and community stakeholders.
A designated website, www.planpacifica.org, was
maintained to provide the community with updates,
resources, and information. The website also served
as a platform for administering surveys and other
data-gathering tools. At each phase of the work,
a variety of different methods was used to provide
opportunities for discussion and meaningful input
and build community ownership of the Specific Plan.
These methods are described below.
— Visioning and Background Studies (SummerWinter 2019). The planning team engaged with the community, property owners, and other stakeholders to develop a cohesive vision for the Sharp Park area, while concurrently analyzing existing
conditions to identify key issues and opportunities that the Specific Plan should address. Community engagement methods included a series of stakeholder interviews; five neighborhood meetings where community members discussed their vision, thoughts, and ideas for the Sharp Park
Specific Plan Area; and an online survey with
close to 125 respondents. Key project documents
informing the Sharp Park Specific Plan included
the Existing Conditions Report and Market
Demand Study.
— Concepts (Winter 2019-Fall 2020). Based on community vision and input, staff developed various land use concepts which represented options
for achieving community-identified goals for the
Sharp Park Specific Plan Area. These concepts
were intended to serve as the building blocks for
more focused policies to be developed later in the
process. At the Sharp Park concepts workshop,
SHARP PARK SPECIFIC PLAN
CONTEXT, PROCESS, AND PLAN ORGANIZATION | 2-7
REGULATORY CONTEXT
Land Use Plan is in the process of being reviewed
by the California Coastal Commission, and the Bike
and Pedestrian Master Plan was adopted in February
2020. The Zoning Ordinance will need to be updated
to reflect the General Plan. The Sharp Park Specific
Plan will function in the context of these plans, as further outlined below.
PACIFICA GENERAL
PLAN
A General Plan is a longrange planning document
that acts as the foundation
upon which all land use
decisions are made, based
on expressed community
values. The Pacifica General Plan 2040 is made up
of a collection of “elements,” or chapters, that regulate different aspects of Pacifica’s built and natural environments. Its purpose is to establish
a long-range vision for the community and to plan
for important community issues, such as new growth,
housing needs, public services, and environmental
protection. It also expresses broad community values
and goals, gives a picture of how the community
should look in the future, and outlines steps to get
there.
The General Plan 2040 describes how the Sharp
Park Specific Plan will transform West Sharp Park
into the City’s civic and cultural core, with higher-intensity mixed-use buildings along the Highway 1 and Palmetto Avenue corridors, including at the Eureka
Square site. Policies in the General Plan 2040 support a vision of Palmetto Avenue as a pedestrian-oriented main street with retail, restaurants, and services as well as multi-family housing and mixed-use development to foster a character that will attract residents and tourists. Policies for Francisco Boulevard create a core of higher-intensity uses to support retail and restaurants along Palmetto Avenue by bringing
more residents and workers and enhancing visibility
from Highway 1.
SPECIFIC PLAN PREPARATION
California Government Code (Section 65450 et seq.)
states that planning agencies may prepare specific
plans for the systematic implementation of the general plan for all or part of the area covered by the general plan. “A specific plan shall include a text and a diagram or diagrams which specify all of the following in detail:
— The distribution, location, and extent of the uses
of land, including open space, within the area
covered by the plan.
— The proposed distribution, location, and extent
and intensity of major components of public and
private transportation, sewage, water, drainage,
solid waste disposal, energy, and other essential
facilities proposed to be located within the area
covered by the plan and needed to support the
land uses described in the plan.
— Standards and criteria by which development
will proceed, and standards for the conservation,
development, and utilization of natural resources,
where applicable.
— A program of implementation measures including regulations, programs, public works projects, and financing measures necessary to carry out
paragraphs (1), (2), and (3)” (Government Code §
65451(a)).
— The specific plan must also include a statement of
the relationship of the specific plan to the general
plan. (Government Code § 65451(b)).
The Sharp Park Specific Plan is consistent with these
requirements of State law.
LEGAL CONTEXT AND RELATIONSHIP
TO OTHER PLANS
Several existing plans and regulations establish
development directives relevant to the Sharp Park
Specific Plan Area. The Pacifica General Plan 2040
was adopted in July 2022, an updated Local Coastal
! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! M i l a g r a R i d g e
( G G N R A )
Paci ca
State
Beach
Paci ca
Pier
S h a r p P a r k
G ol f C o u r s e
Sa
C
n Pedro Vall e y ount y Park
S h a r p P a r k
M o r i P o i n t
( G G N R A )
S w ee n e y R i d g e ( G G N R A )
FASSLER AV E TERRA NOVA BLVD
LINDA MAR BLVD
ODDSTAD BLVD
GRAND AVE
ROCKAWAY BE ACH AVE
REINA DEL MAR AVE
CRESPI DR
CRESPI DR
FAIRWAY DR RIDGEWAY DR
PALOMA AVE
CLARENDON RD
PALMETTO AVE
MANOR DR
AVALON DR
MI LAGR ADR
MONTEREY RD
IVERNESS DR
NELSON AVE
PALMETTO AVE
ADOBE DR
BEACH BLVD
HICKEY B LV D
P a c i f i c
O c e a n
Northern
Coastal
Blu
s
(GGNRA)
Sharp
Park
Beach
Rockaway
Beach
P
H
e d r o P o i nt e a d l a n d s
Devil' s Slide Tunnel
PERALTA RD
ROSITA RD
EVE RGLAD ES DR
M ANZA NI T A DR
LERI D A WAY
R OBERTSRD
SHAR P P A RK R D
BRADFORD WAY
ESPLANADE AV E
E DGEMAR A VE
GAT EWAYDR
FIRECREST AVE
OCEANA BLVD
SHARP PARK RD TALBO T AVE
MOANAW AY
HS
HS
ES
ES
ES
ES
ES
MS
MILES
0 1/2 1 2 1/4 Source: City of P
Dyett & B
! ! ! ! !! ! ! ! ! ! C
C
Pl
MI
COMMERCIAL
PARKS AND
OPEN SPACE OTHER
General Plan 2040
JULY 2022
City of Pacifica
SHARP PARK SPECIFIC PLAN
2-8 | CHAPTER 2
While the Pacifica General Plan 2040 addresses
issues relevant to the entire city, the Sharp Park
Specific Plan addresses development of a more narrowly defined area. It acts as a tool for the targeted implementation of broader General Plan policies and
includes a high level of specificity. The Sharp Park
Specific Plan has been drafted in a manner to ensure
consistency with the long-range vision and implementation plan set forth in Pacifica General Plan 2040.
PACIFICA ZONING ORDINANCE
Zoning is the primary tool governing land use and is
meant to shape the form and character of development to reflect General Plan 2040 goals and other official policies. Zoning ordinances provide standards
for development, including height restrictions, setbacks, parking regulations, allowed uses, and signage requirements, among others. These standards set the pattern and character of development in the
city. The City’s Zoning ordinances are found in Title 9 of the City of Pacifica Municipal Code, which is often
referred to as the City’s Zoning Code. The Specific
Plan proposes two new mixed use classifications to
create areas where housing and active commercial
uses may be integrated within the Sharp Park Specific Plan Area. The Zoning Code will be amended in the future to reflect the new designations to ensure
consistency and facilitate implementation.
ENVIRONMENTAL IMPACT REPORT
The City has certified an environmental impact
report (EIR) that evaluated environmental impacts of
both the General Plan and Sharp Park Specific Plan
in order to inform the community and decision-makers on the environmental implications of the plans, as well as potential alternative. While some impacts
are unavoidable, both plans contain policies that help
to reduce significant environmental impacts where
possible.
LOCAL COASTAL
PROGRAM
A Local Coastal Program, or
LCP, consists of a land use
plan and implementing programs such as zoning and
subdivision ordinances.
All of Pacifica west of and
including State Route 1 is
part of the State-defined
Coastal Zone, and subject to the regulatory requirements of the California Coastal Act of 1976. This includes a majority of the Sharp Park
Specific Plan Area. A small area east of State Route
1 in central Pacifica, known as Shelldance Nursery, is
also located within the Coastal Zone. The Coastal Act
sets forth guiding policies for the California Coastal
Commission and local governments to follow when
establishing land use and development regulations
for the coast.
LCPs must account for land use issues that are local
in scope, as well as coastal resource issues that have
regional or statewide relevance. There are two components of the LCP, the Land Use Plan and the Implementation Program. The Local Coastal Land Use Plan (LCLUP) specifies the kinds, locations, and intensities of land uses; the applicable resource protection and
development policies; and where necessary, a listing
of implementing actions. The Implementation Program consists of zoning ordinances, zoning district maps, and other legal instruments to implement the
Land Use Plan. The current planning process does
not include the development of an Implementation
Program. The LCLUP must address public access,
to ensure that development of coastal access and
support facilities by various public agencies and
private actors is coordinated. After adoption by the
local governing body (in Pacifica’s case, City Council) the LCP is submitted to the Coastal Commission for
review for consistency with the Coastal Act policies,
which cover six areas: public access, recreation, the
marine environment, land resources, development,
and industry. The policies articulate requirements for
public access and for protection of marine resources
SHARP PARK SPECIFIC PLAN
CONTEXT, PROCESS, AND PLAN ORGANIZATION | 2-9
and environmentally sensitive habitat areas. They lay
out priorities for concentrating development in urbanized areas, preserving agriculture and open space, protecting fishing and coastal-dependent industry,
promoting recreational use of the coast, and giving
priority to visitor-serving commercial uses over general commercial or residential development. The Coastal Commission must certify the elements of an
LCP before they may take effect.
In Pacifica, the existing LCLUP is both a standalone
document and a part of the General Plan. The LCLUP
is being updated in tandem with the Pacifica General Plan 2040. A draft of the updated LCLUP was approved by the City Council for forwarding to
Coastal Commission for its review in February 2020.
The City sent the Certification Draft LCLUP to the
Coastal Commission on June 12, 2020. The certification process may take up to a year or longer. A subsequent LCP amendment will be necessary to make the LCLUP consistent with the Sharp Park Specific Plan.
Policies in the LCLUP are incorporated into the Sharp
Park Specific Plan by reference.
BICYCLE AND
PEDESTRIAN
MASTER PLAN
The 2000 Pacifica Bicycle
Plan proposed improvements to the City’s primary
north-south route, including upgrades from Class III
to Class II facilities along
segments of Palmetto
Avenue, Francisco Boulevard, and Highway 1.
As of 2018, Class II bike lanes have been completed
on the southern portion of Palmetto Avenue in the
West Sharp Park neighborhood. Additional information about bike and pedestrian ways can be found in Chapter 4: Mobility and Parking.
A new comprehensive Bicycle and Pedestrian Master
Plan for the City of Pacifica was adopted in February
2020. It establishes a long-term vision for improving walking and bicycling on city streets as well as on trail and beach access in Pacifica through policy,
program, and project recommendations. Recommendations for future bike and pedestrian enhancement within the Sharp Park Specific Plan Area include
better connections on Paloma Avenue to Oceana
High School, bike connections down Oceana Boulevard, bike and pedestrian enhancements along Clarendon Road, and improved coastal access along
the Coastal Trail and Beach Boulevard. The Sharp
Park Specific Plan incorporates all Master Plan recommendations for the Sharp Park Specific Plan Area and makes some additional pedestrian infrastructure
improvements outlined in Chapter 4. The Master Plan
should be updated for consistency with Sharp Park
Specific Plan recommendations and will remain the
guiding document for bicycle and pedestrian network
improvements.
2.3 PLAN ORGANIZATION
The following chapters of this document present
guiding goals and accompanying policies; design
standards and guidelines; and recommendations for
implementation:
— Chapter 1: Sharp Park Past, Present, and Future.
Provides background and history of the Sharp
Park Specific Plan Area, as well as the purpose,
vision and guiding principles of the Sharp Park
Specific Plan.
— Chapter 2: Context, Process, and Plan Organization. Provides location and context, information regarding the planning process and community engagement, relationship to other plans, and the contents of the Sharp Park Specific Plan
document.
— Chapter 3: Vibrant Sharp Park - Land Use. Presents key features of the Sharp Park Specific Plan Area, including existing land use, land use framework and designations, opportunity sites where significant change may be expected to occur,
development potential, and affordable housing
strategies.
SHARP PARK SPECIFIC PLAN
2-10 | CHAPTER 2
— Chapter 4: Accessible Sharp Park - Mobility
and Parking. Addresses the Sharp Park Area’s
roadway network and circulation, pedestrian and
bicycle connectivity, transit and transportation
demand management measures, and parking
management strategies.
— Chapter 5: Attractive Sharp Park - Urban Design
and Public Space. Provides guidance for the
development of the built environment in the
Sharp Park Specific Plan Area, including streetscape improvements and the public realm, civic spaces, policies regarding coastal view preservation, compatibility with existing development, as well as detailed development standards and
criteria by which development will proceed.
— Chapter 6: Livable Sharp Park - Public Facilities and Infrastructure. Addresses public services and infrastructure needed to ensure public health and safety in the Sharp Park Specific Plan
Area, including schools, library services and recreational facilities. Strategies related to maintenance of public infrastructure such as water, stormwater, sewer, solid waste disposal, and
energy are also described.
— Chapter 7: Resilient Sharp Park - Environmental
and Coastal Resilience. Identifies and addresses
key environmental issues that will potentially
have an impact on the design and location of
new development, including noise and hazardous
materials, air and water quality, flooding, geology
and seismicity, and conservation and protection
of biological and natural resources within the
Sharp Park Specific Plan Area. Strategies related
to coastal resilience are also described.
— Chapter 8: Attainable Sharp Park – Implementation. Outlines measures for consistency with the General Plan and Municipal Code and provides
an infrastructure cost assessment, preliminary
financing strategies for infrastructure and public
improvements, and a phased implementation
program for the Sharp Park Specific Plan.
Vibrant Sharp Park:
Land Use
3 The Sharp Park of the future is a place full of vibrancy and life, where visitors, residents, and workers create a vital and balanced ecosystem of residences, businesses, amenities, and well-loved places. The Sharp Park Specific Plan envisions a harmonious mixed-use
coastal hub for Pacifica, oriented along a pedestrianoriented central “spine” along Palmetto Avenue. To promote this vision, a land use framework and designations shape the use and feel of Sharp Park’s north-south corridors while preserving the charm of
its existing smaller scale residential neighborhoods.
This chapter also describes development potential
and includes policies to support new, diverse housing opportunities and continued economic vitality in the neighborhood.
Residential
65.2%
Mixed Use
14.2%
Commercial
6.1%
Public and
Community Facilities
9.9%
Vacant
3.6%
3-2 | CHAPTER 3
3.1 EXISTING LAND USE
Figure 3-1: Existing Land Use Distribution
The Sharp Park of today presents a solid foundation
for vibrancy-enhancing changes. This section provides a context for the Sharp Park Specific Plan with a summary of the existing land uses within the Sharp
Park Specific Plan Area.
EXISTING LAND USE PATTERN
The 104-acre Sharp Park Specific Plan Area is
comprised of a mix of land uses, with a majority
of commercial, mixed-use, and office uses located
along Sharp Park’s two main corridors, Francisco
Boulevard and Palmetto Avenue. The blocks fronting Palmetto Avenue are considered Sharp Park’s main commercial core and contain a variety of small
restaurants and cafes, bookstores, personal services, antique shops, and other uses. Eureka Square, a large auto-oriented shopping center to the east of
Highway 1, contains a mix of retail and small offices.
A variety of public and community facilities are
located throughout Sharp Park, including Pacifica
City Hall, the decommissioned wastewater treatment
plant (currently serving as the City Council Chambers), the Sharp Park Library, the Pacifica Resource Center (PRC), and the Little Brown Church/Pacifica
Coastside Museum. Two public schools, Oceana
High School and the Ingrid B. Lacy Middle School,
and one private school at Good Shepherd Catholic
Church, are located just outside of the Sharp Park
Specific Plan Area to the north and attract families
attending swim meets and other school and sporting events to the Sharp Park Specific Plan Area. The 410-acre Sharp Park Golf Course, owned by the City
and County of San Francisco, borders the Sharp Park
Specific Plan Area to the south. Although the small
Palmetto Park is the only public park space within
the Sharp Park Specific Plan Area, the Pacifica Pier
and beach are close by.
Residential uses make up the majority of the Sharp
Park Specific Plan Area (see Table 3-1). Seaside
bungalows and smaller scale single-family homes
are found on most of the east-west streets to the
east of Palmetto Avenue. To the west of Palmetto,
multi-family and single-family homes are mixed
along the neighborhood blocks and Beach Boulevard. Single-family and multi-family residential uses
FRANCISCO BLVD
OCEANA BLVD
PALMETTO
AVE
PALOMA AVE
BEACH BLVD
CLARENDON RD
PACIFIC AVE
SALADA AVE
MOANAWAY
CARMEL AVE
SAN JOSE AVE
BRIGHTON RD
MONTECITO AVE
SANTA ROSA AVE
SANTA MARIA AVE
HILTONWAY
TALBOT AVE
MIRADOR TER
KOHALA
AVE
SHOREVIEW AVE
CARMEL AVE
LAKEVIEW
AVE
PACIFIC AVE
PALOMA AVE
Pacific Ocean
EUREKA DR
Sharp Park
Beach
Sharp Park
Golf Course
Oceana
High School
Ingrid B.
Lacy Middle
School
City
Hall
Library
Palmetto
Park
CLARENDON RD
FRANCES AVE
Pacifica
Beach
Park
Eureka
Square
Shopping
Center
Pacifica Pier
BEACH BLVD
Pedestrian
Bridge
ÆÃ1
0 250 500 1,000
Feet
Highways
Single Family Residential - Detached
Single Family Residential - Attached
Duplex/Two Family Residential
Multi-Family Residential
Mixed Use - Residential
Mixed Use - Commercial
Hotel/Motel/Lodging Commercial
General Commercial
Office
Church
Public/Community Uses
Parks
Open Space/Recreation
Vacant
Sharp Park Specific Plan
F
Figure 3-2: Existing Land Use igure 3-2: Existing Land Use Table 3-1: Existing Land Use by Acreage
EXISTING LAND USE CATEGORY ACRES PERCENTAGE
Residential 44.1 65.2%
Single Family Residential - Detached 19.8 29.3%
Single Family Residential - Attached 1.3 1.9%
Duplex/Two Family Residential 4.6 6.8%
Multi-Family Residential 18.4 27.2%
Mixed-use 9.6 14.2%
Mixed-use – Residential (Office/Retail and Residential uses) 3.6 5.3% Mixed-use – Commercial (Office and Retail uses) 6.0 8.9% Commercial 4.1 6.1%
Hotel/Motel/Lodging Commercial 0.4 0.6%
Commercial 3.2 4.7%
Office 0.5 0.7%
Public and Community Facilities 6.7 9.9%
Church 0.4 0.6%
Public/Community Uses 6.0 8.9%
Parks and Open Space 0.3 0.4%
Vacant 2.4 3.6%
Sub-Total Land Uses: 67.0 100%
Streets and Other ROWs 35.5
Total 103.5
Notes: Numbers do not add due to rounding.
Source: City of Pacifica, 2019; Dyett & Bhatia, 2019.
3-4 | CHAPTER 3
are intermixed along with commercial and mixed-use
commercial/residential uses along the north-south
Francisco Boulevard. A mix of commercial, mixeduse commercial/residential, and nonconforming residential uses comprise the uses on Palmetto Avenue.
Single-family residential makes up about 48 percent
of the total land developed for residential use while
multi-family and duplex residential makes up the
other 52 percent. A few areas of multi-family residential concentration exist, including east of Highway 1 above the Eureka Square Shopping Center, along
the northern edge at Paloma and Palmetto avenues,
and at the southern tip of the Sharp Park Specific
Plan Area past Clarendon Road.
Streets and other rights-of-way consist of approximately 35.9 acres (35 percent) of the Sharp Park Specific Plan Area, leaving a total of approximately
68 acres of developable land. Figure 3-1 shows
the existing land uses of Sharp Park in a pie chart,
excluding rights-of-way, and Figure 3-2 shows a map
of existing uses, also broken out in Table 3-1.
SHARP PARK SPECIFIC PLAN
VIBRANT SHARP PARK: LAND USE | 3-5
3.2 LAND USE FRAMEWORK
In the future, Sharp Park is envisioned to become
many things at once: a vibrant community hub with
new restaurants, shops, art and entertainment
venues; an attractive place for new and existing residents to live; and a cohesive and charming area with strong connections to the ocean and to history. To
support this vision of the Sharp Park Specific Plan
Area, the Specific Plan presents a blueprint for balance, including changes that add higher intensity mixed-uses along key corridors and at major opportunity sites, stewardship of natural amenities along the coastline, and preservation of residential uses
in between. Visions for each of these areas where
change may occur are described below.
PALMETTO AVENUE
Palmetto Avenue serves as Sharp Park’s vibrant
“spine”, a mixed-use corridor with new commercial
and housing opportunities that support the vitality of
existing businesses and development of new amenities. After enjoying time along the Beach Boulevard promenade, pier, or Sharp Park Beach, residents and
visitors will enjoy shopping at unique and eclectic
shops, dining at a variety of restaurants and cafes,
taking in Sharp Park’s arts and cultural offerings, or
meeting their other daily needs. New four- to fivestory buildings activate the Palmetto corridor at multiple levels. At the ground floor, streets are enlivened with attractive window displays, storefronts, and
enticing uses. At the upper stories, residences and
office uses include balconies, windows, and rooftop
green spaces. While the entirety of Palmetto Avenue
is envisioned to become mixed-use, the “energy
center” is focused south of San Jose Avenue, where
new, active uses complement the hotel and visitorserving commercial uses at the 2212 Beach Boulevard site as well as the revitalized civic jewel, the new Sharp Park library. North of San Jose Avenue,
the ambiance is more community-focused, with an
emphasis on accommodating more housing in buildings of slightly smaller scale than southern Palmetto.
Envisioned Palmetto Ave and Santa Maria Ave
Envisioned Palmetto Ave and Santa Rosa Ave
Envisioned Palmetto Ave and Montecito Ave
3-6 | CHAPTER 3
FRANCISCO BOULEVARD
As a key gateway into Sharp Park, the Francisco
Boulevard corridor capitalizes upon its location
without detracting from the energy of Palmetto
Avenue as Sharp Park’s primary commercial street.
While most of Francisco is envisioned as a mixeduse corridor, either a mix of uses within a block, or at the parcel level, different segments of Francisco
Boulevard have finer-tuned character. From Carmel
Avenue to Northern Paloma Avenue, smaller scale
mixed-use buildings with residential and retail uses
help to provide foot traffic to Palmetto Avenue while
also serving as Sharp Park’s northern entry point, as
Paloma Avenue is a street prioritized for an improved
east-west bicycle and pedestrian connection. From
Carmel Avenue to Montecito Avenue, higher density
mixed-use residential with flexible ground floor commercial space, or visitor-serving uses welcome visitors into the area at the San Jose Avenue/Francisco Boulevard intersection, the Sharp Park Specific Plan
Area’s link to Eureka Square. Flexibility of this area
helps new development adapt to future economic
trends. South of Montecito Avenue, Francisco Boulevard retains its primarily residential feel. includes green spaces and a public plaza or gathering place for shoppers, workers, and residents to enjoy their lunch or a coffee, relax, and chat. Eureka
Square retains its view corridors to the Pacific Ocean
and pier, and streets and sidewalks point people
toward the San Jose pedestrian bridge, the primary
connection between Eureka Square and West Sharp
Park.
EUREKA SQUARE
The Eureka Square shopping center is envisioned
to transform into a mixed-use node complete with
office, retail and commercial, and multi-family residential uses rising up in taller buildings to meet the bluffs. Redevelopment of Eureka Square is oriented to the pedestrian, with parking behind buildings, active frontages along sidewalks, and a varied building form. New development at Eureka Square
RESIDENTIAL AREAS
There are several areas in Sharp Park where higher
density residential buildings already exist, including along east-west streets to the west of Palmetto Avenue, and in the southern portion of the Sharp
Park Specific Plan Area. Some of these blocks have
residential buildings already at the higher ends of
their density allowances. To promote cohesive
neighborhoods at similar scales, existing residential areas between the corridors should be infilled at residential densities compatible with those existing. These infill areas are carried forward from the 1980 General Plan. This housing infill ensures that
high-quality housing, in a mix of types and sizes, will be provided close to Sharp Park amenities, workplaces, and transit, and that the character of lower density residential uses is preserved in key areas.
SHARP PARK SPECIFIC PLAN
VIBRANT SHARP PARK: LAND USE | 3-7
3.3 LAND USE DESIGNATIONS
FAR
Floor Area Ratio, or FAR, expresses the ratio of building square footage to land square footage, and it is a tool used to determine the intensity of development. For example, an FAR of 2.0 means that for every square foot of land, a developer may build
two square feet of building. However, an FAR of
2.0 does not require that a developer build a twostory building covering the entire lot; rather, there are many different ways that a building can be constructed while meeting the FAR requirement, as shown to the right. In each of the three examples
shown in the figure, the building square footages
and FAR are equal, but the building footprints and
heights change. In addition to complying with FAR
requirements, development in Sharp Park must also
be constructed in accordance with required development standards, such as setback and lot coverage standards, which are described in Chapter 5 and not
illustrated in this figure.
The Land Use Diagram is a graphic representation
of planned land use classifications, used in conjunction with policies established in the Plan to review and approve, modify or deny proposed development projects. The Land Use Diagram, shown in Figure 3-3, includes Mixed-use, Residential, and
Public classifications. Types of commercial uses in
Sharp Park are described in Table 3-2. These classifications are described in detail below, and intensity Table 3-2: Types of Commercial Uses in Sharp Park
TYPES DESCRIPTION/EXAMPLES
Community-Serving Uses such as banks, offices, grocery stores, movie theaters, or larger retail shopping formats that may draw people from other parts of the City.
Neighborhood-Serving Uses which, due to the nature of their products and services, tend to be more neighborhood-serving, are those which sell convenience items such as small markets, hardware stores, convenience stores, and personal services. While a neighborhood-serving business may derive revenue from customers outside the immediately surrounding neighborhood, it is not dependent on out-of-neighborhood clientele.
Visitor-Serving Uses that attract and cater to Pacifica visitors, including hotels or a visitor attraction like a museum or interpretive center, restaurants, retail and services, and commercial recreation. These uses receive priority in the Coastal Zone.
Active Commercial “Active” commercial uses are accessible to the general public, are engaging to pedestrians walking by, and generate walk-in pedestrian clientele and thus contribute to a high level of pedestrian activity.
Active commercial includes retail and service establishments, restaurants, cafes, bars and brew pubs, co-working spaces, art and craft studios, and other substantially similar uses.
Note: Some uses may fall into several commercial types, such as a restaurant.
Source: Dyett & Bhatia, 2022.
and density standards for each are summarized in
Table 3-3. Intensity is described by Floor Area Ratio
(FAR), or the permitted ratio of gross floor area to
gross site area. Gross floor area excludes portions of
the building devoted to parking from the FAR calculation. Density is defined as the number of housing units per gross acre. Following each description are
images that reflect the intended scale and character
of the proposed classification.
FRANCISCO BLVD
OCEANA BLVD
PALMETTO
AVE
PALOMA AVE
BEACH BLVD
CLARENDON RD
PACIFIC AVE
SALADA AVE
MOANAWAY
CARMEL AVE
SAN JOSE AVE
BRIGHTON RD
MONTECITO AVE
SANTA ROSA AVE
SANTA MARIA AVE
HILTONWAY
TALBOT AVE
MIRADOR TER
KOHALA AVE
SHOREVIEW AVE
CARMEL AVE
LAKEVIEW AVE
PACIFIC AVE
PALOMA AVE
Pacific Ocean
EUREKA DR
Sharp Park
Beach
Sharp Park
Golf Course
Oceana
High School
Ingrid B.
Lacy Middle
School
City
Hall
Library
Palmetto
Park
CLARENDON RD
FRANCES AVE
Pacifica
Beach
Park
Eureka
Square
Shopping
Center
Pacifica Pier
BEACH BLVD
Pedestrian
Bridge
ÆÃ1
0 250 500 1,000
Feet
Residential
Low Density Residential
Medium Density Residential
High Density Residential
Mixed Use
Mixed Use Neighborhood
Mixed Use Center
Other
Public and Semi-Public
Park
Conservation
Active Ground Floor Overlay
Sharp Park Specific Plan
Figure 3-3: Sharp Park Specific Plan Land Use Diagram Figure 3-3 Land Use Diagram Table 3-3: Sharp Park Specific Plan Density and Intensity Standards
LAND USE
RESIDENTIAL DENSITY
(GROSS UNITS PER ACRE): RANGE1, 2
NON-RESIDENTIAL INTENSITY
(FAR): RANGE2,4, 9, 10
Residential
LDR Low Density Residential 3 to 9
MDR Medium Density Residential 10 to 15
HDR High Density Residential6 16 to 21
303
Mixed-use
MUN Mixed-use Neighborhood 16 to 26
303
0.15-1.0
MUC Mixed-use Center5, 6, 7, 8 30 to 50 0.2-2.5
0.35 Public and Community Uses
PSP Public and Semi-Public 0.0-2.5
Parks and Open Space
P Park
C Conservation
Notes:
1. Density ranges are rounded as provided in the Pacifica Municipal Code. Senior or affordable housing as defined in the City’s Density Bonus Program may be developed at up to 1.5 times the maximum
2. For all land use designations, density and intensity ranges apply to the gross acreage of the site but exclude portions that may be environmentally constrained, such as slopes over a 35 percent grade, areas subject to coastal erosion, or wetlands avoidance.
3. Sites of 0.5 acres or more in size may develop up to 30 dwelling units per gross acre.
4. The following shall be excluded from FAR calculations:
— All areas of a building devoted to parking;
— Crawl spaces, breezeways, areas without floors, below-grade structures; — All unenclosed or open space (common, public, or private), including porches, balconies, terraces; and — Active ground floor commercial uses in areas where active ground floor requirements apply as shown on Figure 3-3.
5. Eureka Square shall include a minimum commercial FAR of 0.3, of which 0.2 FAR commercial uses shall be of “active commer-cial” type, which includes retail and service establishments, restaurants, cafes, bars and brew pubs, art and craft studios, grocery stores, and other substantially similar uses that serve the community or surrounding neighborhood.
6. Eureka Square shall develop at 30 du/ac with a minimum of 0.3 FAR of ground floor commercial, except that an additional 5 units per acre shall be permitted for every 0.075 increase in commercial FAR for the commercial portion of the site (interpolated to the nearest hundredth), up to a maximum density of 50 units per acre. Maximum base height shall be 45 feet, with an additional 5 feet for every 0.075 FAR increase in commercial uses, up to a maximum of 55 feet (interpolated to the nearest hundredth). Projects that contain 100 percent affordable housing are eligible for these density and height increases without provision of the additional commercial FAR beyond 0.3.
7. For conforming lots smaller than 5,000 sf in the HDR, MUN, and MUC designations, the density and intensity range of the tier below applies. For example, an MUC site less than 5,000 sf would have a density and intensity comparative to MUN (16-26 du/ac; 0.15-1.0 FAR); an HDR site less than 5,000 sf would have a density comparative to MDR (10-15 du/ac).
8. Development along northern Palmetto Avenue (north of San Jose Avenue) shall be allowed at a density of 30-35 dwelling units per acre, and at heights up to 45 feet. Projects that include at least one unit affordable to lower income households, one unit affordable to moderate income households, and fall below applicability of the City’s inclusionary housing ordinance (which currently applies to projects of eight or more units) are permitted increased density (up to 50 du/ac), heights up to 55 feet, and residential on the ground floor. Projects invoking State Density Bonus, or which contain a quantity of units that triggers the City’s inclusionary housing ordinance, are not entitled to these modifications.
9. The 2212 Beach Boulevard site may develop as a fully nonresidential use at a maximum total FAR of 2.5.
10. For mixed-use designations, the following maximum total FAR, including both residential and non-residential uses, is established:— MUN: 2.0 FAR maximum; MUC: 2.5 FAR maximum
SHARP PARK SPECIFIC PLAN
VIBRANT SHARP PARK: LAND USE | 3-9
3-10 | CHAPTER 3
RESIDENTIAL
The three residential classifications provide for a
range of densities, consistent with neighborhood
character and planned land use.
Low Density Residential
The Low Density Residential (LDR) designation is
intended for single-family housing development
ranging from three to nine dwelling units per gross
acre. Residential care facilities, schools, and community uses are permitted. Clusters of small-lot development as well as subdivisions will 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, and townhomes 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, stacked flats
and townhomes, in multi-story buildings located near
shopping areas and transit. The density will be 16 to
21 dwelling units per gross acre. 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. Buildout is calculated at 25 units per gross acre.
MIXED-USE
The Specific Plan provides two mixed-use classifications to create areas where housing and active Low Density Residential
Medium Density Residential
High Density Residential
commercial uses may be integrated. Visitor-serving
commercial uses are allowed as-of-right in all mixeduse areas within the Coastal Zone.
SHARP PARK SPECIFIC PLAN
VIBRANT SHARP PARK: LAND USE | 3-11
Mixed-use Neighborhood
Mixed-use Neighborhood
The Mixed-use Neighborhood (MUN) classification is intended for medium-density multi-family housing with ground-floor retail, restaurant or service uses and housing or offices above or behind the street-facing ground floor. 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 mixeduse). Public or community uses and hotels may be permitted at appropriate locations.
The MUN classification allows a density range of
16 to 26 units per gross acre for sites less than 0.5
acres in size, and non-residential development with
an FAR minimum of 0.15 and a maximum of 1.0 on
sites with 5,000 square feet of area or greater. 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 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. Heights of 55
feet are allowed along Francisco Boulevard. Heights
of 45 feet apply elsewhere, though taller heights
may be approved at the discretion of the Planning
Commission.
Mixed-use Center
The Mixed-use Center (MUC) classification is
intended for high-density multi-family housing with
ground-floor retail, restaurant or service uses and
housing or offices above or behind the street-facing ground floor. 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), except where
the Active Ground Floor Overlay applies. Public or
community uses and hotels may be permitted at
appropriate locations.
The MUC classification allows a density range of 30
to 50 units per gross acre and non-residential development with an FAR minimum of 0.2 and maximum of 2.5. Total FAR (residential and non-residential)
cannot 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 based on 0.35 FAR for non-residential
uses and 25 residential units per gross acre.
At the Eureka Square site, the minimum commercial
FAR shall be 0.3, of which 0.2 FAR commercial uses
shall be of “active commercial” type, which includes
retail and service establishments, restaurants, cafes,
bars and brew pubs, art and craft studios, grocery
stores, and other substantially similar uses that serve the community or surrounding neighborhood. Any
building or buildings containing a residential use
shall be limited to no more than half of the site area.
Residential uses are only allowed on the residential
component of the site, and are only allowed when
commercial minimums are met or exceeded. The
City may permit residential uses on more than half
of the site area provided overall densities are not
exceeded and subject to discretionary design review
and approval by the Planning Commission. Ground
floor residential uses are allowed on the residential
component of the site.
Eureka Square shall develop at 30 du/ac with a minimum of 0.3 FAR of ground floor commercial, except that an additional 5 units per acre shall be permitted
SHARP PARK SPECIFIC PLAN
for every 0.075 increase in commercial FAR for the
commercial portion of the site (interpolated to the
nearest hundredth), up to a maximum density of 50
units per acre. Maximum base height shall be 45
feet, with an additional 5 feet for every 0.075 FAR
increase in commercial uses, up to a maximum of 55
feet (interpolated to the nearest hundredth). Projects
that contain 100 percent affordable housing are eligible for these density and height increases without provision of the additional commercial FAR
beyond 0.3.
Heights of 55 feet are allowed, except along Palmetto Avenue north of San Jose Avenue (“northern Palmetto”), where heights of 45 feet are allowed and
densities are permitted at 30-35 du/ac per gross
acre. Projects that include at least one unit affordable to lower income households, one unit affordable to moderate income households, and fall below applicability of the City’s inclusionary
housing ordinance (which currently applies to
projects of eight or more units) are permitted
increased density (up to 50 du/ac), heights up to
55 feet, and residential on the ground floor.
Projects invoking State Density Bonus, or which
contain a quantity of units that triggers the City’s
inclusionary housing ordinance, are not entitled to
these modifications.
PARKS, 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.
Public and Semi-Public
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 classifications shall be
updated. If a public school is discontinued, any proposed new use should be compatible with the adjacent neighborhood. The FAR range in this district is
0.0-2.5. Buildout is assumed at 0.35 FAR.
3-12 | CHAPTER 3
Park
The Park (P) designation is applied to public land
either now 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.
ACTIVE GROUND FLOOR OVERLAY
The heart of Palmetto Avenue from Paloma Avenue
to Pacific Avenue is shown with an Active Ground
Floor Overlay on the Land Use Diagram. This designation requires that the ground level has uses that are accessible to the general public, are engaging
to pedestrians walking by, and generate walk-in
pedestrian clientele and thus contribute to a high
level of pedestrian activity. This overlay requires
that new development activate the ground floor of
buildings with uses and/or design techniques that
engage the street and enhance the pedestrian environment. Active ground floor uses include retail and service establishments, restaurants, cafes, bars and
brew pubs, art and craft studios, and other substantially similar uses. While office, and other less active non-residential uses may be permitted at ground
level on an interim basis at the discretion of the City, all spaces must be designed to accommodate active
uses, and optimize pedestrian access; facade length
and articulation; and window coverage, as defined
(See Figure 3-3 and Policy 3-I-2 in this chapter, and
Standard DS-3 in Chapter 4, Urban Design).
Mixed-use Center
SHARP PARK SPECIFIC PLAN
VIBRANT SHARP PARK: LAND USE | 3-13
3.4 DEVELOPMENT POTENTIAL AND OPPORTUNITY SITES
One of the goals of the Project is to enhance the
City’s economic base, strengthen the tourist industry
for Pacifica, and anchor Palmetto Avenue as Sharp
Park’s historic main street. Land use designations
outlined in the Specific Plan would provide greater
certainty to a potential developer.
The Pacifica Library Modernization Project seeks
to rebuild and transform the current library facility, which was built in the 1960s, into a seven-day full-service library with additional community-serving
gathering spaces and facilities. The Project could
greatly enhance the quality of life of residents living within the Sharp Park Specific Plan Area by increasing access to community space and library resources as well as becoming an attraction for other residents
of Pacifica to visit Sharp Park.
The Eureka Square Shopping Center is also identified as an opportunity site with potential for new development. The site’s location along Highway 1, at
the base of a hill and directly across from the existing civic cluster, and connected to west Sharp Park via a pedestrian bridge makes the site well-suited
for higher-intensity development that can help meet
Pacifica’s housing needs and support economic
vitality across the entirety of the Sharp Park Specific Plan Area.
Eureka Square
OPPORTUNITY SITES
Opportunity sites are those that may have potential
for land use changes over the long term. Sites in the
Sharp Park Specific Plan Area that are vacant, have
a low assessed value (AV) ratio, or City-owned with
reuse possibilities are shown in Figure 3-4, totaling
about 13 acres (sites that are subject to applications filed with the Planning Department have been excluded). The County Assessor’s data was used
identify parcels with a low AV ratio, defined as the
ratio of the value of existing permanent improvements (i.e., buildings) to the value of the land. When the monetary value of the land is worth substantially
more than the monetary value of the structure on it
(parcels with AV ratios of less than 1.0), a property
owner may have incentive to redevelop the parcel at
their discretion.
Analysis of potential opportunity sites serves as a
tool to identify and quantify areas in the Sharp Park
Specific Plan Area where, if any, future development
is most likely to occur. It is possible that some, or
all, of these sites may not experience redevelopment and that sites not identified in this analysis will undergo redevelopment. Though many of these parcels are vacant or have higher redevelopment potential, they are privately owned. Actual redevelopment would depend on owner interest and timing.
There are three major sites with potential for catalytic change in Sharp Park, including Eureka Square, 2212 Beach Boulevard (the current location of the
City Council Chambers), and the Sharp Park Library.
2212 Beach Boulevard and the Sharp Park Library
have been the subject of planning efforts for some
time.
The 2212 Beach Boulevard Hotel Project was the
previous location of the city’s wastewater treatment
facility. The City of Pacifica released a request for
proposal (RFP) for a developer to build a hotel and
conference center in 2018 but withdrew developer
solicitation in early 2019 due to limited responses.
Table 3-4: Opportunity Site Acreage by Type
OPPORTUNITY SITE CATEGORY ACRES
Vacant 2.4
Vacant with Project Applications Submitted to the City 1.2 Vacant 1.2
Underutilized 3.9
AV Ratio less than 1.0 3.6
FAR equal or lower than 0.25 0.3
Other Opportunity Sites 9.2
2212 Beach Boulevard 3.2
Sharp Park Library (Modernization Project) 0.3 (25,000 s.f. proposed) Eureka Square 5.7
Total: 15.5
Source: City of Pacifica, 2020; Dyett & Bhatia, 2020.
3-14 | CHAPTER 3
Figure 3-4 illustrates the location of parcels that are potential opportunity sites in the Sharp Park Specific
Plan Area, and Table 3-4 summarizes the types and
acreage of opportunity sites. Many of these parcels
contain existing structures, which can be more challenging to redevelop than vacant sites. The legacy of the Salada Beach and Brighton Beach subdivisions from 1907 and 1908, respectively, is that many of the vacant lots within the Sharp Park Specific
Plan Area are narrow lots with small lot area, often
5,000 square feet (0.115 acres) or less per parcel
(some parcels are as small as 2,250 feet or 0.052
acres in area). This small size presents challenges for redevelopment at higher densities/intensities, and
this Specific Plan includes incentives for small-lot
consolidation.
BUILDOUT
Development resulting from implementation of Specific Plan land use designations and assumed densities and intensities is referred to as “buildout.” Although the proposed Plan applies a 20-year planning horizon, the Plan does not specify or anticipate when buildout will actually occur. New development
is expected to occur on opportunity sites; some sites
may not be built or redeveloped with the anticipated
use over the next 20 years, while some other sites
that are not considered opportunity sites today may
actually do so. Because Sharp Park is mostly built
out, there are limited opportunities for new development to occur— much of the new housing, office, and retail will be focused on a few clusters of infill
development opportunities in the Sharp Park Specific Plan Area including redevelopment of existing developed sites.
To calculate the net new development potential on
opportunity sites, the amount of existing development on potential opportunity sites was subtracted from the projected amount of new development
on potential opportunity sites. This net new development on potential opportunity sites was added to the amount of existing development on all other
Beach Boulevard
kj
kj
kj
Beach
Boulevard
Hotel
FRANCISCO BLVD
OCEANA BLVD
PALMETTO
AVE
PALOMA AVE
BEACH BLVD
CLARENDON RD
PACIFIC AVE
SALADA AVE
MOANAWAY
CARMEL AVE
SAN JOSE AVE
BRIGHTON RD
MONTECITO AVE
SANTA ROSA AVE
SANTA MARIA AVE
HILTONWAY
TALBOT AVE
MIRADOR TER
KOHALA
AVE
SHOREVIEW AVE
CARMEL AVE
LAKEVIEW
AVE
PACIFIC AVE
PALOMA AVE
Pacific Ocean
EUREKA DR
Sharp Park
Beach
Sharp Park
Golf Course
Oceana
High School
Ingrid B.
Lacy Middle
School
City
Hall
Library
Modernization
Palmetto
Park
CLARENDON RD
FRANCES AVE
Pacifica
Beach
Park
Eureka
Square
Shopping
Center Pacifica Pier
BEACH BLVD
Pedestrian
Bridge
ÆÃ1
0 250 500 1,000
Feet
Potential Development Opportunity
Current Development Projects
Vacant
Underutilized
AV Ratio less than 1.0
FAR equal or lower than 0.25
kj Additional Opportunity Sites
City Owned Properties
Study Area Parcels
Sharp Park Specific Plan
Highways
Figure 3-4: Opportunity Sites Figure 3-4: Potential Opportunity Sites Table 3-5: Sharp Park Specific Plan Buildout
EXISTING
(2020)
NET
INCREASE
PROJECTED (2040)
Housing Units 920 2701 1,190
Population 2,530 7402 3,270
Non-Residential Square
Feet
314,000 17,4603 331,460
Jobs 750 454 795
Notes:
1. Calculated by multiplying housing units by vacancy rate of 3.8% (California Department of Finance, 2020)
2. Based on assumption of 2.86 people per household and housing vacancy rate of 3.8% (California Department of
Finance, 2020)
3. Net increase represents 140,000 square feet of existing commercial buildings to undergo redevelopment, subtracted from gross development of 157,460 square feet.
4. Based on assumptions of 400 sq ft./job for MUN, MUC
3-16 | CHAPTER 3
sites in the Sharp Park Specific Plan Area. Then,
using assumptions about average household size
and employee intensity, population and job totals at
buildout were calculated.
Table 3-5 shows the potential housing units and
non-residential building area, and population and
jobs that could result from buildout of the proposed
Plan. Total housing unit increase is anticipated to be
270 units (an increase of 29 percent), while total commercial floor space is likely to increase only modestly – while there will be new commercial development
at the City-owned site, there is also expected to be
a marginal decrease in commercial space on other
sites as existing commercial sites are redeveloped
with mixed-use developments. This total represents
development that could be expected in 2040 if the
Specific Plan is implemented according to the Land
Use Diagram (Figure 3-3) and land use classifications
described in this chapter.
Based on the Sharp Park Market Report developed
as part of this Specific Plan’s existing conditions
analysis, Sharp Park has the opportunity to see new
local small businesses and incremental and finegrained improvements to existing properties. A relatively small net total of nonresidential square footage results from replacement of existing nonresidential
square footage with a mix of residential development
and nonresidential square footage. It is expected
that some of the jobs in the Sharp Park Specific Plan
Area will change to uses that more closely align with
the vision of more eating and drinking, visitor-oriented, hospitality, and experiential retail-type uses.
Most new residential development in the Sharp Park
area is expected to be multi-family. More than half
of the housing projected for Sharp Park is expected
to occur as part of Eureka Square redevelopment
(approximately 171 units). New housing growth will
provide additional “rooftops,” providing a larger
market to support existing businesses and promote development of new ones, as well as promote pedestrian activity and vitality.
Beachfront restaurants such as the Taco Bell at Linda Mar are an example of the type of visitor-oriented experiential retail envisioned for Sharp Park.
SHARP PARK SPECIFIC PLAN
VIBRANT SHARP PARK: LAND USE | 3-17
VIBRANT SHARP PARK
Guiding Policies
3-G-1 Pacifica’s Vital Hub. Establish Sharp Park
as Pacifica’s vital shopping, employment,
activity, and community center, with
compact, walkable, pedestrian-scaled
development.
3-G-2 Balanced Mix of Uses. Foster a balance of
housing, retail, office, and institutional uses
in Sharp Park, complemented by activities
and amenities that cater to the needs of the
Sharp Park community and Pacifica as a
whole.
3-G-3 Vibrant North-South Corridors. Focus the
location of new higher-energy mixed-uses
in the north-south corridors to preserve
the residential character of neighborhoods
between Beach Boulevard, Palmetto
Avenue, and Francisco Boulevard corridors.
3-G-4 Sustainable Design. In all new
development, incorporate green building,
design, and infrastructure strategies that
improve the environment to the fullest
extent possible. This policy is cross listed
with 6-G-8.
Implementing Policies
3-I-1 Mixed-use. Use zoning to establish a
flexible mix of uses, with a variety of
permitted uses at the ground floor as well
as on upper stories, Allow horizontal mixeduses (a mix of uses on a site) in addition to vertical mixed-use (a mix of uses within an
individual building).
3-I-2 Activated Ground Floor: Require that
development in areas shown in Figure
3-3 provide “active” ground floor uses.
Active uses are those that are accessible
to the public, generate walk-in pedestrian
clientele and thus contribute to a high level
of pedestrian activity, and are engaging to
pedestrians walking by.
Activated ground floor example in San Francisco
Active uses may include (but are not limited
to): stores, restaurants, cafés, markets,
bars, theaters and the performing arts,
commercial recreation and entertainment,
personal and convenience services, yoga
and athletic studios provided ground-level
building transparency is maintained, coworking spaces, tourism-oriented services, hotel lobbies, banks, childcare services,
libraries, museums, and galleries. While
office and other non-residential uses may
be permitted on an interim basis at the
discretion of the Planning Commission, all
spaces must be designed to accommodate
active uses. Building design features that
optimize the pedestrian experience and
access shall be provided as detailed in
Standard DS-3 in Chapter 5.
3-I-3 Neighborhood Services. Promote a mix of
commercial uses that provides adequate
neighborhood and community services in
Sharp Park to reduce the need for driving
for everyday needs. In particular, encourage
these uses along Palmetto Avenue and
Francisco Boulevard.
3-I-4 Day and Nighttime Uses and Attractions.
Promote the addition of uses, activities,
and attractions that draw both day and
nighttime visitors to Sharp Park, such as
more restaurants (full-service as well as
cafés), entertainment venues, and art and
cultural destinations. Encourage these uses
along Palmetto Avenue and allow them on
Francisco Boulevard and Eureka Square.
3-18 | CHAPTER 3
3-I-5 Auto-Oriented Uses. Allow existing autooriented establishments along Francisco Boulevard to remain but not expand in the
Sharp Park Specific Plan Area. Prohibit
new auto-oriented establishments, such
as service or repair uses or drive-thru
establishments, in the Sharp Park Specific
Plan Area.
3-I-6 Community Gathering Spaces and
Placemaking Strategies. Ensure that
sufficient community gathering spaces,
open spaces, and recreational facilities
are part of any mixed-use development,
consistent with the requirements in Chapter
5, Policy 5-I-24. New developments
should include undergrounding of existing
overhead utilities along each project
frontage. Encourage the creation of visually
appealing, comfortable, and memorable
places with a variety of amenities and
facilities to meet different needs, such as
plazas, paseos, playgrounds, green spaces,
and small pocket parks.
3-I-7 Existing Densities/Intensities. Uses that
have a higher existing FAR or density
than the land use density and intensity
limitations shall remain conforming and
allowed to build to the existing densities/
intensities when rehabilitating or reconstructing.
3-I-8 Community Amenities. Monitor market
conditions and assess opportunities
to provide additional incentives for
developments that offer significant
community-serving amenities such as
3+-bedroom units for larger families,
childcare, grocery stores, publicly
accessible urban open space, on-site
performance space, public art, and green
building features. Incentives may include
expedited permitting, or fee reductions,
subject to approval of the Planning
Commission.
3-I-9 Temporary Uses. Explore options for
improving vacant sites with interim
improvements, such as landscaping, or
temporary uses via Temporary Activity
Permits, such as pop-up events and
activities.
AREA-SPECIFIC LAND USE POLICIES
Palmetto Avenue
Guiding Policy
3-G-4 Sharp Park’s Main Street. Promote Palmetto
Avenue as a pedestrian-oriented main
street with a balanced, energetic mix of
retail, restaurants, and services as well as
multi-family housing.
Implementing Policies
3-I-10 Palmetto Avenue Redevelopment. Foster
reuse of underutilized sites along Palmetto
Avenue—several of them occupied by
single-story commercial or utilities/serviceoriented buildings—into vibrant mixed-use structures that promote active commercial
uses at the ground level, with housing
above.
3-I-11 Palmetto Avenue Building Height. Permit
55 feet as the maximum height of new
development south of San Jose Avenue,
and 45 feet north of San Jose Avenue.
See Implementing Policy 3-I-39 for
affordable housing height provisions north
of San Jose Avenue.
3-I-12 Palmetto Avenue Setbacks. Require “buildto” lines or maximum setbacks of 5 feet along Palmetto Avenue, except where
a public plaza or other public space is
provided in the setback. Ensure 70 percent
of the frontage meets the “build to” line
so the street is fronted with development
rather than parking. For sites that cannot
cannot accommodate off-street parking
because due to site constraints, allow
payment of in-lieu parking fees.
SHARP PARK SPECIFIC PLAN
VIBRANT SHARP PARK: LAND USE | 3-19
3-I-13 Palmetto Avenue Active Ground Floor Uses.
Require 75 percent of first floor frontage on
Palmetto Avenue to be devoted to active
uses.
3-G-4 Pacifica Resource Center. For any future
mixed use redevelopment of the current
Pacifica Resource Center, allow the
community nonprofit use of the PRC to
continue.
Francisco Boulevard
Guiding Policy
3-I-5 Sharp Park Gateway. Support continued
development of Francisco Boulevard as a
“gateway” street to Sharp Park with a mix
of commercial and residential uses that
capitalize on its access and visibility from
Highway 1. Require commercial uses on the
ground floor.
Implementing Policies
3-I-14 Neighborhood-Serving Northern Francisco
Boulevard. Encourage neighborhood
serving commercial and residential mixeduse development along the three blocks of Francisco Boulevard north of City Hall.
Require commercial uses on the ground
floor.
3-I-15 Flexible Central Francisco Boulevard.
Allow existing commercial uses to remain
while encouraging new community-serving
mixed-use development with flexible
ground-floor workspaces or visitor-serving
commercial uses along the three blocks
between City Hall and Montecito Avenue.
Require commercial uses on the ground
floor.
3-I-16 Francisco Boulevard Building Height.
Increase building heights of MUN and
MUC designations to 55 feet to encourage
visibility from Highway 1.
2212 Beach Boulevard Site
Guiding Policy
3-G-6 Sharp Park Anchor. Facilitate the
development of 2212 Beach Boulevard
site as an anchor for Palmetto Avenue, and
a community and tourist destination for
Pacifica.
Implementing Policies
3-I-17 2212 Beach Boulevard Height. Permit
building height up to 55 feet.
3-I-18 2212 Beach Boulevard Public and Civic
Space. Incorporate a new plaza or public
gathering space as part of Beach Boulevard
redevelopment. Any plaza or public
gathering space should be planned so
that it supports an active corner along
Palmetto Avenue, and facilitates use of
the west side of the property, responding
to and enhancing the Beach Boulevard
Promenade.
3-I-19 2212 Beach Boulevard Design. As
part of the design of the site, consider
incorporating a restaurant or cafe oriented
to the corner of Montecito Avenue/
Beach Boulevard and/or at a terrace level
overlooking the waterfront.
3-20 | CHAPTER 3
2019 and 2020 Fogfest posters, designed by Aaron John
Gregory of Cotton Crustacean
3-I-24 Eureka Square Housing Development.
Any building or buildings containing a
residential use shall be limited to no more
than half of the site area. Eureka Square
shall develop at 30 du/ac with a minimum
of 0.3 FAR of ground floor commercial,
except that an additional 5 units per acre
shall be permitted for every 0.075 increase
in commercial FAR for the commercial
portion of the site (interpolated to the
nearest hundredth), up to a maximum
density of 50 units per acre. Maximum base
height shall be 45 feet, with an additional
5 feet for every 0.075 FAR increase in
commercial uses, up to a maximum of 55
feet (interpolated to the nearest hundredth).
Projects that contain 100 percent affordable
housing are eligible for these density and
height increases without provision of the
additional commercial FAR beyond 0.3.
3-I-25 Eureka Square Residential Development
Oversight. The City may permit residential
uses on more than half of the site area
provided overall densities are not exceeded
and subject to discretionary design review
and approval by the Planning Commission.
The Planning Commission may allow
variations in maximum height within the
overall 55 feet maximum.
3-I-20 2212 Beach Boulevard Uses. Prioritize
full-service hotel use at the 2212 Beach
Boulevard site. For any non-hotel project,
emphasize land uses that are of interest to
visitors and generate revenues for the City.
Eureka Square
Guiding Policy
3-G-7 Mixed-use Node. Facilitate redevelopment
of the Eureka Square Shopping Center
as a high-quality mixed-use node, with a
combination of housing, office, and retail.
Implementing Policies
3-I-21 Eureka Square Height. Permit building
heights up to 55 feet.
3-I-22 Eureka Square Public Space. Require
inclusion of public gathering space as part
of mixed-use design at Eureka Square.
3-I-23 Eureka Square Minimum Commercial
Requirement. The minimum commercial
FAR shall be 0.3, of which 0.2 FAR
commercial uses shall be of “active
commercial” type, which includes retail and
service establishments, restaurants, cafes,
bars and brew pubs, art and craft studios,
grocery stores, and other substantially
similar uses that serve the community or
surrounding neighborhood. Residential
uses are only allowed on the residential
component of the site, and are only allowed
when commercial minimums are met or
exceeded.
SHARP PARK SPECIFIC PLAN
VIBRANT SHARP PARK: LAND USE | 3-21
3.5 ECONOMIC VITALITY
The Sharp Park Specific Plan envisions creating a
vibrant mixed-use “heart” for Pacifica, with an appealing and diverse range of businesses along the corridors that draw people for dining, shopping, personal services, arts and entertainment, and enjoyment of
the area’s beachside amenitiesalmetto Avenue and
Francisco Boulevard are home to a number of smallscale, locally-owned shops, unique restaurants, and visitor-oriented uses, but there is potential to encourage even more commercial uses desired by the community.
Given the current largest industry in the City is
Accommodation and Food Services and that the City
is interested in growing its visitor and resident serving sectors, the current job market could function as a foundation from which to expand this sector of
the local economy. Equally important is an emphasis on home-based businesses, startups, creatives, and maker-oriented businesses. Creating a favorable
business climate that values flexibility, diversity, and entrepreneurship will ensure that Sharp Park remains
economically viable, even as market changes occur.
Building on Sharp Park’s coastal identity and enhancing its sense of place will be a powerful attractor.
Targeted public investments in the Sharp Park Specific Plan area can help to catalyze new retail and visitor-serving opportunities, as well as incremental
and fine-grained improvements to existing properties
with a focus on creating a differentiated experience
for residents and visitors. The Sharp Park Specific
Plan emphasizes a people-scaled approach to development which will translate into a walkable, friendly, safe, and appealing pedestrian realm.
Art, history, and culture have an important role to
play in building this sense of place. From the Pacifica Coastside Museum, to the imitable Fog Fest, to quirky
and charming seaside signage and imagery, preserving and enhancing Sharp Park’s eclectic streak can continue to positively impact its social and business
environment.
ECONOMIC VITALITY
Guiding Policies
3-G-8 Commercial Heart. Ensure a positive
business climate that supports a thriving
pedestrian-friendly commercial district that
maintains Sharp Park as the “heart” of the
community.
3-G-9 Diversified Economy. Strengthen Sharp
Park’s diversified economic base with
measures that increase business viability,
and that allow businesses to respond to
market demands.
3-22 | CHAPTER 3
3-I-27 First Floor Design. Ensure that new
buildings in the Active Use Overlay are
designed to accommodate a range of firstfloor commercial uses such that a variety of uses may occupy the space.
3-I-28 Home Based Business. Ensure that Sharp
Park zoning allows for home-based
businesses in all areas.
3-I-29 Marketing Integration. Integrate
businesses and attractions located in Sharp
Park into city branding and promotional
material.
3-I-30 Pop-Up Activities and Kiosks. Conduct a
study to consider allowing pop-up activity
spaces, cultural or artistic exhibitions, public
and private events, temporary uses for
vacant storefronts and parcels, and kiosks
in Sharp Park to encourage increased
activity.
3-I-31 Façade Improvement. Establish a Facade
Improvement Basics (FIB) program that
supports efforts to create attractive facades
on existing buildings.
3-I-32 Sharp Park Partnerships. Partner with the
Pacifica Coastside Museum, Historical
Society, Sharp Park library, Sharp Park
businesses, cultural organizations, and arts
groups to develop and expand the program
of activities and events that activate public
spaces.
3-G-10 New and Existing Business. Retain existing
businesses and attract new businesses
through the development of programs and
assets that add value to Sharp Park and the
City.
3-G-11 Flexible Use. Ensure that development is
designed to accommodate flexible uses
that can accommodate a pivot in business
type to residential as economies evolve.
Implementing Policies
3-I-23 Business Attraction. In collaboration with
business advocacy groups, maintain a
Sharp Park business attraction program
to assist with site identification, incentive
programs, permitting assistance, and other
aspects related to establishing or relocating
a business.
3-I-24 Predictable Business Environment.
Support a predictable and welcoming
business environment by continuing to
refine and improve the City design review
and permitting process to ensure it is
as expedient and business-friendly as
possible.
3-I-25 Accommodating Flexible and Smaller Uses.
Encourage the integration of commercial
tenant spaces designed to accommodate
flexible and small businesses within new
development, and make it easy for smaller
commercial establishments to continue
operating, including through techniques
such as exempting a portion of commercial
floor area in a building from parking
requirements to support small businesses.
See Chapter 4, Table 4-4 for more
information.
3-I-26 Evening Activity. Encourage businesses
to remain open at night and to light their
storefront displays in the evening in order to
encourage activity and promote safety.
SHARP PARK SPECIFIC PLAN
VIBRANT SHARP PARK: LAND USE | 3-23
3.6 AFFORDABLE HOUSING
The Pacifica community has identified housing affordability as a critical issue. Similar to other Bay Area communities, the price of housing in Pacifica for both
owners and renters has increased substantially in
recent years due to high land prices and an undersupply of housing relative to demand. As a result, market rate housing is unaffordable for purchase or
rental for many households in Pacifica. Lack of housing affordability can lead to overcrowded housing and overpayment for housing, resulting in less income for
transportation, food, and medical costs. It can also
force households with moderate or low incomes to
move elsewhere, resulting in impacts to Pacifica’s
social fabric from displacement or, for those who work
in Pacifica, resulting in longer commutes and more
traffic. Lack of affordable housing is also a major contributing factor to homelessness.
In Pacifica, average rents have been rising since 2010
and have increased from $1,600 in 2010 to $2,300
in 20191. Vacancy rates have decreased over the last
seven years as well, from around 5.3 percent in 2010
to 2.5 percent in 2019. The slow growth of residential inventory and steadily increasing rents, home values, and low vacancies suggest pent up demand
for housing in the City, reflecting the high demand
for housing in the San Mateo County region and Bay
Area generally.
As an area capable of supporting higher intensity residential and mixed-use development, the Sharp Park Specific Plan Area plays an important role in helping the city address the housing affordability crisis.
New development opportunities include residential
or mixed-use infill on vacant or opportunity sites
and redevelopment of large publicly owned parcels.
Sharp Park Specific Plan includes numerous policies
to increase the supply of both market rate and affordable housing in Sharp Park.
Sharp Park’s vitality is also inextricably linked to its ability to support diversity. The most vibrant places
1 More recent, comprehensive rent data are not available. However, anecdotal information suggests rents have continued to increase between 2019 and adoption of this Plan. have a mix of housing and employment types, as well
as residents from a variety of demographic, socioeconomic, and cultural backgrounds. To this day, Sharp Park remains a neighborhood with housing options
that are more affordable to renters and families with
lower incomes. Approximately 70 percent of occupied households within the Sharp Park Specific Plan Area are renters, nearly double to the rate of renter
occupied units in Pacifica as a whole (32 percent).
Approximately 31 percent of Pacifica households are
spending more than 30 percent of household income
on housing costs. Cost burden affects renters more
than owners: 29 percent of owners and 36 percent
of renters are spending more than 30% of incomes
on housing.
As with any plan, new development without protections and proactive strategies can have direct and indirect consequences, such as gentrification and
displacement. To ensure everyone can enjoy the
new amenities that will be created in Sharp Park, the
Specific Plan includes policies to increase availability of affordable housing, monitor indicators that may signal displacement is occurring, and work directly
with affected communities to identify gentrification
and displacement issues and strategies to address
them. To support current and future residents’ housing needs, the Sharp Park Specific Plan promotes creation of a mix of housing unit types, sizes, and price points, especially smaller units that are affordable by design, live/work units for creatives, and home-based
business operators.
3-24 | CHAPTER 3
AFFORDABLE HOUSING
Guiding Policies
3-G-12 Housing Opportunity. Support
development of a diverse range of housing
opportunities suitable for people of all
incomes, abilities, and stages of life.
Implementing Policies
3-I-33 Renting and Owning. Encourage a mix of
for-sale and rental housing units in all Sharp
Park areas.
3-I-34 Specialty Housing. Promote the provision
of affordable, live-work, and special-needs
housing.
3-I-35 Preserve Affordability. Preserve and
expand affordable housing in Sharp Park
with the following actions:
— Provide funds to renovate older buildings in
exchange for rent restrictions;
— Encourage the integration of deedrestricted affordable units within housing developments; and
— Support the preservation of older rental
apartments.
3-I-36 Displacement Indicators. Monitor indicators
such as change in share of low-income
households, average rent and sales price,
supply of affordable units, and evictions
and foreclosures within the Sharp Park
Sharp Park Specific Plan Area.
3-I-37 Supportive Housing. Facilitate
opportunities to incorporate innovative
design and program features into affordable
housing developments, such as on-site
health and human services, community
gardens, car-sharing, and bike facilities.
Support the development of projects
that serve homeless and special needs
populations.
3-I-38 Small-Lot Consolidation. Support assembly
and development of smaller parcels
to enable development of multi-story
structures, such as by offering higher
maximum density/intensity for larger lots.
3-I-39 Northern Palmetto Density and Height.
To maintain a compatible scale while
incentivizing development of formal belowmarket rate units, development along northern Palmetto Avenue (north of San
Jose Avenue) shall be allowed at a density
of 30-35 dwelling units per acre, and at
heights up to 45 feet. Projects that include
at least one unit affordable to lower
income households, one unit affordable
to moderate income households, and
fall below applicability of the City’s
inclusionary housing ordinance (which
currently applies to projects of eight or
more units) are allowed all the following:
— Densities up to 50 dwelling units per acre.
— Residential allowed on the ground floor.
— Heights greater than 45 feet
Projects invoking State Density Bonus, or
which contain a quantity of units that triggers
the City’s inclusionary housing ordinance, are
not entitled to these modifications.
Additional Dwelling Units, or ADUs, like the one pictured above, are a form of infill housing.
Accessible Sharp Park:
Mobility and Parking
4 Sharp Park includes several features that provide
a solid foundation for an accessible circulation network, including walkable streets, existing bicycle connections, parking amenities, and transit access.
As Sharp Park adds more amenities, land uses, and
people visiting and living in the area, more trips will begin and end in Pacifica’s community hub. An integrated network of Complete Streets will provide a range of safe, convenient, and enjoyable options for
getting around, enhance the experience of visiting
or living in the neighborhood, and support economic
vitality.
An accessible mobility network, in which people will
be able to get around comfortably, efficiently, and
in the manner that they choose, will build on Sharp
Park’s strengths to further improve the environment
for pedestrians and bicyclists, expand connections
to other Pacifica neighborhoods, and accommodate
needs of drivers while planning for future technology changes. This chapter articulates policies to improve connections to and within Sharp Park, with
an emphasis on improvements that support walking,
biking, and transit, as well as parking.
4-2 | CHAPTER 4
4.1 TRANSPORTATION NETWORK
The circulation network will be designed to balance
mobility, economic health, safety, and vibrancy in
Sharp Park. Complete Streets are roadways that
meet the needs of all users including motorists,
pedestrians, bicyclists, children, persons with disabilities, seniors, movers of commercial goods, and users of public transportation. To achieve this balance, multiple strategies are needed to promote alternative modes, manage parking and traffic more effectively,
and make street- and parking-related improvements.
STREET NETWORK
Streets constitute one of the largest publicly-owned
spaces in the City. The Sharp Park Specific Plan
Area’s road network consists mainly of freeways,
arterials, collector streets and local roads, shown in
Figure 4-1. Because of its geography and low development intensities, Pacifica today is largely car-oriented. The Sharp Park Specific Plan Area has a grid system of streets with blocks approximately 200 feet
by 500 feet in size, with a mix of uses. Accommodating the needs and comfort of drivers will be balanced with the City’s priorities for pedestrians, bicycles, and transit. To achieve this balance, the Sharp Park Specific Plan includes strategies to promote
alternative modes of transportation, manage parking
and traffic more effectively, and make street-related
improvements to enhance the public realm.
Freeways
Highway 1 is the major regional route that bisects the
Sharp Park Specific Plan Area into eastern and western halves. State Route 35 (also known as Skyline Boulevard) provides a connection to Interstate 280
and runs about two miles to the east of Sharp Park.
Arterials
The main arterials in the Sharp Park Specific Plan
Area include Palmetto Avenue, Oceana Boulevard,
and Paloma Avenue to the west of Highway 1. Sharp
Park Road borders the southern portion of the Sharp
Park Specific Plan Area and connects Highway 1 to
State Route 35.
Collector
Collectors funnel traffic from local roads to arterial
networks. Main collectors in the Sharp Park Specific Plan Area include Talbot Avenue, Moana Way, Clarendon Road, Francisco Boulevard, and Paloma
Avenue to the east of Highway 1. Francisco Boulevard
serves as the southbound exit from Highway 1, and
in the northbound direction, Moana Way and Clarendon Road take drivers into east and west Sharp Park, respectively.
Local Streets
Local Streets are neighborhood streets that provide
access to homes and schools, typically with low
vehicular speeds, street trees, and street lighting
at intersections. These include most of the eEastwWest streets within the Sharp Park Specific Plan Area. In the western portion of the Sharp Park Specific Plan Area, all east-west streets, with the exception of Montecito, Brighton, and Clarendon roads, are one-way, with directions in an alternating pattern.
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FRANCISCO BLVD
OCEANA BLVD
PALMETTO
AVE
PALOMA AVE
BEACH BLVD
CLARENDON RD
PACIFIC AVE
SALADA AVE
MOANAWAY
CARMEL AVE
SAN JOSE AVE
BRIGHTON RD
MONTECITO AVE
SANTA ROSA AVE
SANTA MARIA AVE
HILTONWAY
TALBOT AVE
MIRADOR TER
KOHALA
AVE
SHOREVIEW AVE
CARMEL AVE
LAKEVIEW
AVE
PACIFIC AVE
PALOMA AVE
Pacific Ocean
EUREKA DR
Sharp Park
Beach
Sharp Park
Golf Course
Oceana
High School
Ingrid B.
Lacy Middle
School
City
Hall
Library
Palmetto
Park
CLARENDON RD
FRANCES AVE
Pacifica
Beach
Park
Eureka
Square
Shopping
Center
Pacifica Pier
BEACH BLVD
Pedestrian
Bridge
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Street Classification
Highways
Arterial
Collector
Local Street
Pedestrian Bridge
^_ Roadway Improvement
Sharp Park Specific Plan
Figure 4-1: Street Network
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a One-way Streets
"$ Stop Signs
Study Area Parcels
Figure 4-1: Street Network
4-4 | CHAPTER 4
STREET NETWORK IMPROVEMENTS
While implementation of the Sharp Park Specific Plan
is not expected to generate a significant amount
of traffic, analysis of future traffic levels at buildout (2040) in the context of citywide and regional development indicates that one roadway improvement would be required within the Sharp Park Specific
Plan Area.
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’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.
The intersection of Paloma Avenue and Oceana
Boulevard currently operates at LOS F during the
AM peak hour and meets a peak hour signal warrant.
Signalization of this intersection would improve the
operation for both existing conditions and buildout
conditions to LOS D during the morning peak hours
and would maintain LOS C during the evening peak
hours, 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.
BICYCLE AND PEDESTRIAN NETWORK
The Sharp Park Specific Plan focuses on the quality
of streets as public spaces and their role in creating an attractive, interconnected public realm that encourages walking, bicycling, and social activity. Overall, the Sharp Park Specific Plan Area has well-connected streets and sidewalks and a significant share of bicycle and pedestrian amenities. The recent streetscape improvements along Palmetto
Avenue reflect the City’s commitment to providing
alternative transportation options, and the Beach
Boulevard promenade is one of Pacifica’s most wellloved resources. However, several issues, such as cracked, incomplete sidewalks, lack of signage and
wayfinding, and limited bicycle and pedestrian amenities on some streets present challenges to the existing bicycle and pedestrian network.
EXISTING BICYCLE AND PEDESTRIAN
NETWORK
Pedestrian Network
Sidewalks and Crossings
Sidewalks are provided along most arterial and residential streets in the Sharp Park Specific Plan Area.
Most sidewalks are generally narrow, between four
to five feet wide, except for Palmetto Avenue, which
has sidewalks closer to seven feet wide, and Beach
Boulevard, where additional Coastal Trail and promenade access extend sidewalks between 10 to 18 feet wide. The quality of sidewalks throughout the Sharp
Park Specific Plan Area varies, with a few stretches
of roads that lack sidewalks, or heavily cracked sidewalks that could pose a threat to safety and ADA compliance. Palmetto Avenue has the newest pedestrian infrastructure upgrades and the best sidewalk
FRANCISCO BLVD
OCEANA BLVD
PALMETTO
AVE
PALOMA AVE
BEACH BLVD
CLARENDON RD
PACIFIC AVE
SALADA AVE
MOANAWAY
CARMEL AVE
SAN JOSE AVE
BRIGHTON RD
MONTECITO AVE
SANTA ROSA AVE
SANTA MARIA AVE
HILTONWAY
TALBOT AVE
MIRADOR TER
KOHALA
AVE
SHOREVIEW AVE
CARMEL AVE
LAKEVIEW
AVE
PACIFIC AVE
PALOMA AVE
Pacific Ocean
EUREKA DR
Sharp Park
Beach
Oceana
High School
Ingrid B.
Lacy Middle
School
City
Hall
Library
Palmetto
Park
CLARENDON RD
FRANCES AVE
Pacifica
Beach
Park
Eureka
Square
Shopping
Center
Pacifica Pier
BEACH BLVD
Pedestrian
Bridge
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Feet
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"$ Stop Signs
Barriers
(trees, cracks in sidewalks, etc.)
Sidewalk does not exist
Sidewalk exists on one side
Sidewalk exists on both sides
Sidewalk Status
Multi-Lane Highway
Study Area Parcels
Sharp Park Speci c Plan
Figure 4-2: Existing Sidewalk Network
Sharp Park
Golf Course
Figure 4-2: Existing Sidewalk Network
Table 4-1: Coastal Access
ACCESS POINT NAME BEACH ACCESS? OWNERSHIP DETAIL
1. Northern Beach Boulevard No City Seawall along Beach Boulevard and armored bluff shoreline. No parking.
2. Pacifica Pier and Vicinity Yes City Access to beach at San Jose Avenue (2a) across armored bluffs, and to Pier at end of Santa Rosa Avenue (2b). Popular fishing area. Erosion concerns.
Parking at City-owned lot.
3. Beach Boulevard Promenade Yes City and State Low bluffs between beach and park. Popular for walking, jogging, fishing, ocean viewing, beachcombing. Access to beach at Birch Lane. Parking available along Beach Boulevard.
4. Clarendon Road Yes City and State Access to long beach across very low bluffs, protective berm. Parking available along Beach Boulevard. quality. Figure 4-2 shows the sidewalk network in the
Sharp Park Specific Plan Area.
Pedestrian connectivity across Highway 1 is provided
at three locations in Sharp Park, including Paloma
Avenue, Clarendon Road and a pedestrian bridge
connecting to San Jose Avenue.
Coastal Access
Sharp Park’s proximity to the coast provides residents and visitors with numerous opportunities to enjoy the beach and other recreational activities. The
California Coastal Act also requires that land in the
Coastal Zone (which includes the Sharp Park Specific
Plan Area) maximizes opportunities for the public to
travel to and along the shoreline, and to recreate on
the beach and in the ocean. The Sharp Park Specific
Plan Area provides four access points to the coast,
described in Table 4-1 below and shown in Figure 4-3.
A key pedestrian feature in Sharp Park is the Beach
Boulevard Promenade, which provides public access
to the ocean as far south as Mori Point. The promenade is located above the seawall along the oceanfront and is popular for walking, jogging, or accessing the Pier and Sharp Park Beach.
The Sharp Park Specific Plan Area is also a major hub
along the California Coastal Trail. Starting from Sharp Park Beach, the Coastal Trail is a seven-mile long
trail crossing Mori Point, passing through Rockaway
Beach, and ending at Pacifica State Beach near the
Linda Mar District.
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FRANCISCO BLVD
OCEANA BLVD
PALMETTO
AVE
BEACH BLVD
CLARENDON RD
PACIFIC AVE
SALADA AVE
MOANAWAY
CARMEL AVE
SAN JOSE AVE
BRIGHTON RD
MONTECITO AVE
SANTA ROSA AVE
SANTA MARIA AVE
HILTONWAY
TALBOT AVE
MIRADOR TER
KOHALA
AVE
SHOREVIEW AVE
CARMEL AVE
LAKEVIEW
AVE
PACIFIC AVE
PALOMA AVE
Pacific Ocean
EUREKA DR
Sharp Park
Beach
Sharp Park
Golf Course
Oceana
High School
Ingrid B.
Lacy Middle
School
City
Hall
Library
Palmetto
Park
CLARENDON RD
FRANCES AVE
Pacifica
Beach
Park
Eureka
Square
Shopping
Center
Pacifica Pier
BEACH BLVD
Pedestrian
Bridge
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kjk Coastal Access Points
(Bluff-top/View)
kjk Coastal Access Points
(Beach)
a One-way Streets
Highways
Study Area Parcels
Parks, Recreation & Open Space
Sharp Park Specific Plan
Figure 4-3: Coastal Access Points Figure 4-3: Coastal Access Points 1 2a
2b
3 4
4-8 | CHAPTER 4
Bicycle Network
The Sharp Park Specific Plan Area has one main
bikeway; a class II bicycle lane that runs along the
length of Palmetto Avenue from Paloma Avenue to
the north, to Clarendon Road to the south. This bicycle lane was installed as part of the Phase I Palmetto Avenue Streetscape Improvement Project, completed in 2018. At Clarendon Road, the Class II facility continues on the eastern side of the Sharp Park Golf Course as a Class III Bicycle Route, and on the
western side as a Class I Shared Use Path. There are
several areas for bicycle parking at Eureka Square,
and three facilities in western Sharp Park, including
at the Pacifica Resource Center at 1809 Palmetto
Avenue, in front of the Pacifica mural at Montecito
and Palmetto Avenue, and at the Chit Chat Café on
Beach Boulevard.
BICYCLE FACILITIES
The 2020 Pacifica Bicycle and Pedestrian Master
Plan classifies bicycle facilities into the following
types:
— Class I Shared-Use Path. Class I shared-use
paths are paved trails wholly separated from
the street. They allow two-way travel by people
bicycling 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.
— Class II Bicycle Lane. Class II bicycle lanes are
striped preferential lanes on the roadway for oneway bicycle travel. — Class IIB Buffered Bicycle Lane. Bicycle lanes
that include a striped “buffer” area either
between the bicycle lane and the travel lane or
between the bicycle lane and parked cars, (sometimes in both areas). — Class III Bicycle Route. Class III bicycle routes
are signed routes where people bicycling share a
travel lane with people driving. Because they are
shared facilities, bicycle routes are only appropriate on quiet, low-speed streets with relatively low traffic volumes. Some Class III bicycle routes
include shared lane markings or “sharrows” that
recommend proper bicycle positioning in the
center of the travel lane and alert drivers that
bicyclists may be present.
— Class IIIB Bicycle Boulevard. Bicycle routes that
are further enhanced with traffic calming features
or other treatments to prioritize bicyclist comfort.
— Class IV Separated Bikeway. Class IV separated
bikeways are bicycle facilities that are physically
separated from motor vehicle traffic by a vertical element or barrier, such as a curb, bollards, or vehicle parking aisle. They can allow for oneor two-way travel on one or both sides of the roadway.
A Class II Bicycle Lane in Sharp Park
SHARP PARK SPECIFIC PLAN
ACCESSIBLE SHARP PARK: MOBILITY AND PARKING | 4-9
BICYCLE AND PEDESTRIAN
IMPROVEMENTS
Over the last few years, Sharp Park has seen significant bicycle and pedestrian connectivity improvements. As the Sharp Park Specific Plan Area adds more housing, attractive commercial uses, and other
amenities, bicycle and pedestrian network improvements that enhance the existing network and make it comfortable, easy, and enjoyable to get around will
help increase the share of people who choose to use
modes other than a car.
To build on these improvements and increase the
navigability of the area, especially for tourists and
people coming to the area for the first time, the Plan
prioritizes certain streets for wayfinding and bicycle
and pedestrian improvements, such as landscaping,
bicycle infrastructure, signage, and other improvements to better connect the corridors of activity and reduce disruption to residential neighborhoods. A
minimized distance between corridors also helps to
encourage walking.
Several bicycle and pedestrian improvements in
the Sharp Park Specific Plan Area have been proposed in Pacifica’s Bicycle and Pedestrian Master Plan Update, adopted in early 2020. These included
a Class IIIB Bicycle Boulevard along Paloma Avenue
and a combination of Class IIIB and Class IV routes
along Clarendon Road. Other improvements include
‘Safe Routes to Schools’ improvements around
Oceana High School including intersections at
Paloma Avenue and Francisco Blvd; Oceana Blvd
& Paloma Avenue; and Mirador Terrace & Paloma
Avenue, and enhanced crossings along Beach
Boulevard. These improvements, in addition to a
few others, are shown in Figure 4-4 and are further
detailed below.
Pedestrian and Bicycle Improvements
Pedestrian Improvements
Underpass Improvements
Crossing Improvements
School Area Crossing Improvements
Curb Enhancements:
Bulbouts, High Visibility Curbcuts, etc.
Restroom/Changing Room
One-way Streets
Sharp Park Speci c Plan Area
Paved Trail
Unpaved Trail
Class II Bike Lane
Class III Bicycle Boulevard
0 0 0 5 0 0 0 1 00 0 2
FEET
Existing Bikeways and Trails
On two-way streets, bicycle facilities
are required on both sides
Proposed Bikeways
Class II Bike Lane
Class IIIB Bicycle Boulevard
Class IV Separated Bikeway/Cycle Track
PACIFIC AVE
Pedestrian
Bridge
PACIFIC AVE
Ped
Br
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AVE
ARIA AVE
AVE
MA AVE
A AVE
E
Library
PALMETTO AVE
Palmetto
Park
PALMETTO AVE
BEACH BLVD
SAN JOSE AVE
SALADA AVE
SANTA MARIA AVE
CARMEL AVE
City
Hall
FRANCISCO BLVD
PALOMA AVE
SANTA ROSA AVE
MONTECITO AVE
Library
each
Park
HILTON WAY
LAKEVIEW AVE
BEACH BLVD
PALMETTO AVE
Palmetto
Park
PALMETTO AVE
Sh a r p P a r k
G o l f C o u r s e
Sharp
Park
Beach
P a c i
Oce a n
E AVE
AVE
ARIA AVE
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MA AVE
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Library
PALMETTO AVE
Palmetto
Park
PALMETTO AVE
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ARIA AVE
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Library
PALMETTO AVE
Palmetto
Park
PALMETTO AVE
SAN JOSE AVE
SALADA AVE
SANTA MARIA AVE
CARMEL AVE
City
Hall
FRANCISCO BLVD
OCEANA AVE
IRADOR TER M
PALOMA AVE
CARMEL AVE
PALOMA AVE
SANTA ROSA AVE
MONTECITO AVE
Library
Eureka
Square
Shopping
Center
PACIFIC AVE
HILTON WAY
BRIGHTON RD
LAKEVIEW AVE
CLARENDON RD
FRANCES AVE
Ingrid B. Lacy
Middle School Oceana
High School
TALBOT AVE
KOHALA AVE
EUREKA AVE
MOANA WAY
PALMETTO AVE
Palmetto
Park
PALMETTO AVE
Beach
ParkBEACH BLVD BEACH BLVD
Figure 4-4: Sharp Park Specific Plan Bicycle and Pedestrian Improvements
SHARP PARK SPECIFIC PLAN
ACCESSIBLE SHARP PARK: MOBILITY AND PARKING | 4-11
Corridors Existing Conditions and
Improvements
North-South Corridor Improvements
The Sharp Park Specific Plan Area has four major
north-south corridors consisting of Palmetto Avenue
at the center, Beach Boulevard on the western edge
of the Sharp Park Specific Plan Area along the coast,
Francisco Boulevard, which runs parallel to Highway
1 on the west side, and Oceana Boulevard, which
runs parallel to Highway 1 on its eastern side.
FRANCISCO BOULEVARD
Currently, Francisco Boulevard lacks bicycle and
pedestrian amenities, is hard to navigate due to lack
of signage, and is constrained in terms of width due
to street parking being located on either side of the
street. Pedestrian connectivity across Highway 1 is
provided at three locations at Paloma Avenue, San
Jose Avenue, and Clarendon Road, making Francisco Boulevard an important location for wayfinding and crossing improvements. By adding pedestrianand bicycle-friendly improvements, Francisco Boulevard has the potential to transform into a distinctive gateway into western Sharp Park.
PALMETTO AVENUE
Palmetto Avenue acts as the commercial center of
the Sharp Park Specific Plan Area and has already
had a number of streetscape improvements between
Clarendon Road and Paloma Avenue as part of the
Phase I Palmetto Avenue Streetscape Improvement Project. These include undergrounding of all utilities and the removal of utility poles, improved
crosswalks at intersections, the addition of pedestrian scale street lights, and most recently the addition of a Class II bicycle lane in 2018. Despite these improvements, the constrained public right-of-way
has required balancing of tradeoffs, and street trees,
public seating, and other street furniture is limited.
Additionally, Palmetto Avenue includes several driveways—an excess of driveways on a street segment creates obstacles for pedestrians and bicyclists and
can disrupt flow, resulting in delays for vehicle traffic.
Opportunity exists to build on the streetscape and
add trees and street furniture in bulbouts, as shown
in Figure 4-5. Driveway consolidation can also help
to enhance existing conditions into a more pedestrian-friendly and traffic-calmed corridor.
BEACH BOULEVARD
The connection to many of Pacifica’s coastal amenities, Beach Boulevard includes benches, lighting, and walkable sidewalks. As identified in the Bicycle
and Pedestrian Master Plan, enhanced crossings at
Paloma, Santa Maria, and San Jose Avenues and
Clarendon Road would improve coastal access.
The Beach Boulevard Infrastructure Resiliency Project may include redesign of the Promenade. This redesign could include an opportunity to explore a
shared use path or other appropriate bicycle infrastructure improvement to extend the Coastal Trail.
OCEANA BOULEVARD
On the eastern side of Highway 1, Oceana Boulevard
continues south through the neighborhood and terminates at Clarendon Road on the east side. South of Paloma Avenue to San Jose Avenue pedestrian
overcrossing, paved sidewalks are present on the
eastern side of the street, but there is only partial
signage indicating the west side of Oceana is a Highway 1 right of way not intended for pedestrian use. As identified in the Bicycle and Pedestrian Master Plan,
improvements to Oceana Boulevard in the short
term such as filling in sidewalk gaps and installing
higher visibility curb ramps can help enhance pedestrian comfort in the short term. In the longer term, a shared use path can further improve connections
from Sharp Park to other Pacifica neighborhoods.
These north-south corridor improvements are shown
in Table 4-2.
The pedestrian overcrossing, completed in 2019, connects east and west Sharp Park.
Table 4-2: North-South Corridor Enhancements
NORTH-SOUTH CORRIDORS DESCRIPTION
Palmetto Avenue
Public Realm Improvements Incorporate street furniture where appropriate, including benches and trash receptacles.
Incorporate mid-block bulb-outs for landscaping and street trees.
Francisco Boulevard
Crossing Improvements Implement Safe Routes to Schools improvements around Oceana High School, including high visibility crosswalks and curb extensions on Paloma Avenue.
Add wayfinding at key east-west intersections (see Table 4-3) Public Realm Improvements Beach Boulevard
Crossing Improvements Implement crossing improvements as described in the 2020 Bicycle and Pedestrian Master Plan at Paloma, Santa Maria, and San Jose avenues, as well as Clarendon Road.
Public Realm Improvements Bring enhancements to the existing trail, including pavement markings to delineate modes (bikes and pedestrians) and lighting.
Bike Route Improvements Support study of a Class I shared use path as part of Beach Boulevard Infrastructure Resiliency Project Promenade improvements.
Oceana Boulevard
Crossing Improvements Implement Safe Routes to Schools improvements around Oceana High School, including high visibility crosswalks and curb extensions on Paloma Avenue.
Sidewalk Improvements In the short term, fill in sidewalk gaps and install curb ramps along Oceana Boulevard.
Bike Route/Transit Improvements Create a Class II bike lane throughout the corridor. Improve transit stop at Clarendon and Oceana Boulevard.
San Jose Ave.
Salada Ave.
Santa Rosa Ave.
Palmetto Ave
40’
P P
P P
R. O. W.
Parking Bike Roadway Roadway
Lane
Bike
Lane
Sidewalk Parking Sidewalk
R. O. W.
Parking Bike Roadway Roadway
Lane
Bike
Lane
Sidewalk Parking Sidewalk
60’
Property Line
6’ 7.5’ 6’ 10.5’ 10.5’ 6’ 7.5’ 6’
60’
Property Line
6’ 7.5’ 6’ 10.5’ 10.5’ 6’ 7.5’ 6’
Palmetto Avenue
Palmetto Avenue
Paved Sidewalk
Driveway Entry
Electric Poles
Street Lights
Street Trees
Cracked Sidewalk
Potential Street Trees
Missing Sidewalk
Potential Bulb-Out
Paved Sidewalk
Driveway Entry
Electric Poles
Street Lights
Street Trees
Cracked Sidewalk
Potential Street Trees
Missing Sidewalk
Potential Bulb-Out
Paved Sidewalk
Driveway Entry
Electric Poles
Street Lights
Street Trees
Cracked Sidewalk
Potential Street Trees
Missing Sidewalk
Potential Bulb-Out
Potential
tree well
Potential location
for bike-racks, street
furniture and signange
Potential
curb extension
San Jose Ave.
Salada Ave.
Santa Rosa Ave.
Palmetto Ave
40’
P P
P P
R. O.W.
Parking Bike Roadway Roadway
Lane
Bike
Lane
Sidewalk Parking Sidewalk
R. O.W.
Parking/ Roadway Roadway
Landscaped
Bulb-out
Bike
Lane
Bike
Lane
Parking/
Landscaped
Bulb-out
Sidewalk Sidewalk
60’
Property Line
6’ 7.5’ 6’ 10.5’ 10.5’ 6’ 7.5’ 6’
60’
Property Line
6’ 7.5’ 6’ 10.5’ 10.5’ 6’ 7.5’ 6’
Palmetto Avenue (existing)
Palmetto Avenue (proposed)
Paved Sidewalk
Driveway Entry
Electric Poles
Street Lights
Street Trees
Cracked Sidewalk
Potential Street Trees
Missing Sidewalk
Potential Bulb-Out
Paved Sidewalk
Driveway Entry
Electric Poles
Street Lights
Street Trees
Cracked Sidewalk
Potential Street Trees
Missing Sidewalk
Potential Bulb-Out
Paved Sidewalk
Driveway Entry
Electric Poles
Street Lights
Street Trees
Cracked Sidewalk
Potential Street Trees
Missing Sidewalk
Potential Bulb-Out
Potential
tree well
Potential location
for bike-racks,
street furniture
and signange
Potential
curb extension
Figure 4-5: Palmetto Avenue Improvements
4-12 | CHAPTER 4
SHARP PARK SPECIFIC PLAN
ACCESSIBLE SHARP PARK: MOBILITY AND PARKING | 4-13
East-West Corridor Improvements
Stronger east-west connections along Paloma
Avenue, San Jose Avenue, Santa Rosa Avenue, and
Clarendon Road, particularly between Francisco
Boulevard and Palmetto Avenue, will help to improve
linkages between both sides of Sharp Park, as well
as increase coastal access.
Several elements of the existing development pattern network present barriers to pedestrian and bicycle access. Most prominently, Highway 1 divides
the eastern and western portions of Sharp Park.
This barrier requires pedestrians to travel via under-, overpasses and pedestrian bridges. While these
crossings are adequate, there is little signage or
wayfinding on Francisco Boulevard directing people
to Sharp Park’s coastal amenities.
CLARENDON ROAD
Clarendon Road is located towards the southern
edge of the Sharp Park Specific Plan Area, and is
currently uninviting to pedestrians and bicyclists,
and hard to navigate due to lack of signage and
wayfinding. Despite connecting to the Sharp Park
Beach parking lot, the edge of the Sharp Park Golf
Course, and the Coastal Trail, there is no signage
directing people to these locations. Clarendon Road
is connected across Highway 1 via an underpass,
which has the potential to be improved with murals,
public art, and light installations. Future planned
improvements to this corridor include the addition
of a combination of Class IIIB and Class IV routes.
At Clarendon Road’s terminus at the beach, bicycle
infrastructure should be considered as part of the
Beach Boulevard Plaza improvement project.
SAN JOSE AVENUE
San Jose Avenue is another primarily residential
street running between Beach Boulevard and Francisco Boulevard, which connects over Highway 1 to the Eureka Square Shopping Center via the recently
reconstructed pedestrian crossing. Improvements
along residential corridors should increase pedestrian accessibility without causing disturbance to current residents. While Paloma, San Jose, and Clarendon all serve as connecting streets, San Jose Avenue serves as the midpoint, representing an
important gateway and wayfinding opportunity to
the pier and planned developments like the 2212
Beach Boulevard site and the Sharp Park Library.
SANTA ROSA AVENUE
Santa Rosa Avenue is a primarily residential street
with a significant amount of incomplete sidewalks
disrupted by utilities and trees in some portions.
While more minor pedestrian improvements are
proposed, an additional bicycle connection on this
street could create part of a loop between the pier
and pedestrian bridge.
PALOMA AVENUE
Paloma Avenue is a major residential street that runs
along the northern edge of the Sharp Park Specific
Plan Area, acting as the northern gateway. It connects to the eastern portion of Sharp Park via an overcrossing, and a Caltrans project is underway to
replace the railings and widen the sidewalks. Paloma
Avenue provides a route to Ingrid B Lacy Middle
School and Oceana High School. Constraints along
the corridor include a narrow right-of-way, inconsistent bulb-outs originally constructed for trees, a majority of which are no longer present, and areas
of heavily cracked sidewalks.
These east-west corridor improvements are shown
in Table 4-3 and shown in Figure 4-6.
Sidewalk improvements like bulbouts present opportunities to add green infrastructure like bioswales and plants irrigated with reclaimed water, above.
Table 4-3: East-West Corridor Enhancements
EAST-WEST CORRIDOR ENHANCEMENTS DESCRIPTION
Clarendon Road
Bike Route Improvements Add signage and traffic calming measures to designate Clarendon Road as Class IV cycle track from Beach Boulevard to Palmetto Avenue and within the Highway 1 underpass, and a Class IIIB bicycle boulevard from Lakeview Ave to Francisco Boulevard/east of Highway 1.
Public Realm Improvements Add wayfinding and directional signage to Sharp Park Beach and the Promenade, Palmetto Avenue, and the Sharp Park Golf Course.
Include tree wells or bulbouts for landscaping.
Intersection Improvements Redesign the intersection at Clarendon and Lakeside to facilitate safer, more predictable pedestrian movements. Other improvements include flashing beacons and high visibility crosswalks.
Underpass Improvements Coordinate with Caltrans to explore placemaking opportunities, such as murals and public art/ light installations to the underpass.
San Jose Avenue
Sidewalk Improvements Complete sidewalk gaps and widen sidewalk on southern side.
Limit curb cuts along pedestrian routes, so that pedestrian circulation and safety are not compromised by vehicle access to building parking.
Bike Route Improvements Add signage and traffic calming measures to designate Class IIIB bicycle boulevard.
Public Realm Improvements Include low-impact pedestrian scale lighting, landscaping, signage to 2212 Beach Boulevard and the Sharp Park Library, and the Pacifica Coastside Museum. Prioritize improvements from Francisco Boulevard to Palmetto Avenue.
Santa Rosa Avenue
Sidewalk Improvements Complete sidewalk gaps.
Bike Route Improvements Add signage and traffic calming measures to designate Class IIIB bicycle boulevard.
Paloma Avenue
Sidewalk Improvements Complete sidewalk gaps and widen sidewalk on southern side.
Bike Route Improvements Add signage and traffic calming measures to designate Class IIIB bicycle boulevard.
Crossing Improvements Implement Safe Routes to Schools improvements around Oceana High School, including higher visibility crosswalks and curb extensions at the intersection of Paloma Avenue and Francisco and Oceana boulevards.
Street Parking Add signage and/or striping with parking restrictions on the outer edges of bulbouts.
Public Realm Improvements Include low-impact pedestrian scale lighting and landscaping. Prioritize improvements from Francisco Boulevard to Palmetto Avenue.
Standardize bulb-outs for landscaping/trees by adding more at regular spacing from Francisco Boulevard to Palmetto Avenue. 4-14 | CHAPTER 4
Palmetto Ave
Lakeview Ave
Francisco Blvd
Clarendon Rd.
P P
P P
P P
P P
P P P P
Sidewalk Sidewalk
R. O.W.
R. O.W.
Sidewalk Parking Roadway Roadway Parking Sidewalk
Roadway Parking/
Landscaped
Bulb-out
Parking/
Landscaped
Bulb-out
Sidewalk Sidewalk
R. O.W.
Shared Lane Parking/
Landscaped
Bulb-out
Parking/
Landscaped
Bulb-out
R. O.W.
Shared Lane Shared Lane Parking/
Landscaped
Bulb-out
Parking/
Landscaped
Bulb-out
Sidewalk Sidewalk
R. O.W.
Sidewalk Parking Roadway Parking Sidewalk
R. O.W.
Sidewalk Parking Shared Lane Parking Sidewalk
5’ 7.5’ 7.5’ 5’
46’
Property Line
Property Line
50’
6’ 7.5’ 11.5’ 11.5’ 7.5’ 6’
19’ 6’ 7.5’ 7.5’ 5’
46’
Property Line
19’
Property Line
50’
6’ 7.5’ 11.5’ 11.5’ 7.5’ 6’
Property Line
46’
6’ 7.5’ 15’ 7.5’ 6’
Property Line
46’
8’ 7.5’ 15’ 7.5’ 6’
Paloma Avenue (existing)
Clarendon Road (existing)
Paloma Avenue (proposed - with shared bike lanes)
Clarendon Road (proposed - with shared bike lanes)
San Jose Avenue (existing) San Jose Avenue (proposed)
P P
P P
P P
P P
P P P P
Sidewalk Sidewalk
R. O.W.
R. O.W.
Sidewalk Parking Roadway Roadway Parking Sidewalk
Roadway Parking/
Landscaped
Bulb-out
Parking/
Landscaped
Bulb-out
Sidewalk Sidewalk
R. O.W.
Shared Lane Parking/
Landscaped
Bulb-out
Parking/
Landscaped
Bulb-out
R. O.W.
Shared Lane Shared Lane Parking/
Landscaped
Bulb-out
Parking/
Landscaped
Bulb-out
Sidewalk Sidewalk
R. O.W.
Sidewalk Parking Roadway Parking Sidewalk
R. O.W.
Sidewalk Parking Shared Lane Parking Sidewalk
5’ 7.5’ 7.5’ 5’
46’
Property Line
Property Line
50’
6’ 7.5’ 11.5’ 11.5’ 7.5’ 6’
19’ 6’ 7.5’ 7.5’ 5’
46’
Property Line
19’
Property Line
50’
6’ 7.5’ 11.5’ 11.5’ 7.5’ 6’
Property Line
46’
6’ 7.5’ 15’ 7.5’ 6’
Property Line
46’
8’ 7.5’ 15’ 7.5’ 6’
Paloma Avenue (existing)
Clarendon Road (existing)
Paloma Avenue (proposed - with shared bike lanes)
Clarendon Road (proposed - with Class IIIB bicycle boulevard) San Jose Avenue (existing) San Jose Avenue (proposed)
Paved Sidewalk
Driveway Entry
Electric Poles
Street Lights
Street Trees
Cracked Sidewalk
Potential Street Trees
Missing Sidewalk
Potential Bulb-Out
Paved Sidewalk
Driveway Entry
Electric Poles
Street Lights
Street Trees
Cracked Sidewalk
Potential Street Trees
Missing Sidewalk
Potential Bulb-Out
Paved Sidewalk
Driveway Entry
Electric Poles
Street Lights
Street Trees
Cracked Sidewalk
Potential Street Trees
Missing Sidewalk
Potential Bulb-Out
Potential location
for signange
Potential
tree well
Potential
tree well
Potential
Crosswalk
Improvement
P PP P
R. O.W.
Sidewalk Parking Roadway Roadway Parking Sidewalk
R. O.W.
Shared Lane Shared Lane Parking/
Landscaped
Bulb-out
Parking/
Landscaped
Bulb-out
Sidewalk Sidewalk
R. O.W.R. O.W.
Property Line
50’
6’ 7.5’ 11.5’ 11.5’ 7.5’ 6’
Property Line
50’
6’ 7.5’ 11.5’ 11.5’ 7.5’ 6’
46’
46’
Clarendon Road (existing)Clarendon Road (proposed - with shared bike lanes) P PP P
R. O.W.
Sidewalk Parking Roadway Roadway Parking Sidewalk
R. O.W.
Shared Lane Shared Lane Parking/
Landscaped
Bulb-out
Parking/
Landscaped
Bulb-out
Sidewalk Sidewalk
R. O.W.R. O.W.
Property Line
50’
6’ 7.5’ 11.5’ 11.5’ 7.5’ 6’
Property Line
50’
6’ 7.5’ 11.5’ 11.5’ 7.5’ 6’
46’
46’
Clarendon Road (existing)Clarendon Road (proposed - with Class IIIB bicycle boulevard) Francisco Blvd
Paved Sidewalk
Driveway Entry
Electric Poles
Street Lights
Street Trees
Cracked Sidewalk
Potential Street Trees
Missing Sidewalk
Potential Bulb-Out
Paved Sidewalk
Driveway Entry
Electric Poles
Street Lights
Street Trees
Cracked Sidewalk
Potential Street Trees
Missing Sidewalk
Potential Bulb-Out
Paved Sidewalk
Driveway Entry
Electric Poles
Street Lights
Street Trees
Cracked Sidewalk
Potential Street Trees
Missing Sidewalk
Potential Bulb-Out
Potential location
for signange
al
l
Figure 4-6a: Clarendon Road Improvements
SHARP PARK SPECIFIC PLAN
ACCESSIBLE SHARP PARK: MOBILITY AND PARKING | 4-15
San Jose Ave.
Palmetto
Ave
Francisco Blvd
P P
P P
P P P P
Sidewalk Sidewalk
R. O.W.
Roadway Parking/
Landscaped
Bulb-out
Parking/
Landscaped
Bulb-out
Sidewalk Sidewalk
R. O.W.
Shared Lane Parking/
Landscaped
Bulb-out
Parking/
Landscaped
Bulb-out
R. O.W.
Sidewalk Parking Roadway Parking Sidewalk
R. O.W.
Sidewalk Parking Shared Lane Parking Sidewalk
5’ 7.5’ 7.5’ 5’
46’
erty Line
Property Line
19’ 6’ 7.5’ 7.5’ 5’
46’
Property Line
19’
erty Line
Property Line
46’
6’ 7.5’ 15’ 7.5’ 6’
Property Line
46’
8’ 7.5’ 15’ 7.5’ 6’
Paloma Avenue (existing)
Clarendon Road (existing)
Paloma Avenue (proposed - with shared bike lanes)
Clarendon Road (proposed - with shared bike lanes)
San Jose Avenue (existing) San Jose Avenue (proposed)
P P
P P
P P P P
Sidewalk Sidewalk
R. O.W.
Roadway Parking/
Landscaped
Bulb-out
Parking/
Landscaped
Bulb-out
Sidewalk Sidewalk
R. O.W.
Shared Lane Parking/
Landscaped
Bulb-out
Parking/
Landscaped
Bulb-out
R. O.W.
Sidewalk Parking Roadway Parking Sidewalk
R. O.W.
Sidewalk Parking Shared Lane Parking Sidewalk
5’ 7.5’ 7.5’ 5’
46’
erty Line
Property Line
19’ 6’ 7.5’ 7.5’ 5’
46’
Property Line
19’
erty Line
Property Line
46’
6’ 7.5’ 15’ 7.5’ 6’
Property Line
46’
8’ 7.5’ 15’ 7.5’ 6’
Paloma Avenue (existing)
Clarendon Road (existing)
Paloma Avenue (proposed - with shared bike lanes)
Clarendon Road (proposed - with shared bike lanes)
San Jose Avenue (existing) San Jose Avenue (proposed) Paved Sidewalk Driveway Entry
Electric Poles
Street Lights
Street Trees
Cracked Sidewalk
Potential Street Trees
Missing Sidewalk
Potential Bulb-Out
Potential location
for signange
Potential sidewalk
expansion
Missing
sidewalk
P PP P
P P P P
R. O.W.
R. O.W.
Sidewalk Parking Roadway Roadway Parking Sidewalk
R. O.W.
R. O.W.
Shared Lane Shared Lane Parking/
Landscaped
Bulb-out
Parking/
Landscaped
Bulb-out
Sidewalk Sidewalk
R. O.W.
Sidewalk Parking Roadway Parking Sidewalk
R. O.W.
Sidewalk Parking Shared Lane Parking Sidewalk
Property Line
50’
6’ 7.5’ 11.5’ 11.5’ 7.5’ 6’
Property Line
50’
6’ 7.5’ 11.5’ 11.5’ 7.5’ 6’
Property Line
46’
6’ 7.5’ 15’ 7.5’ 6’
Property Line
46’
8’ 7.5’ 15’ 7.5’ 6’
Clarendon Road (existing)Clarendon Road (proposed - with shared bike lanes) San Jose Avenue (existing) San Jose Avenue (proposed)
P PP P
P P P P
R. O.W.
R. O.W.
Sidewalk Parking Roadway Roadway Parking Sidewalk
R. O.W.
R. O.W.
Shared Lane Shared Lane Parking/
Landscaped
Bulb-out
Parking/
Landscaped
Bulb-out
Sidewalk Sidewalk
R. O.W.
Sidewalk Parking Roadway Parking Sidewalk
R. O.W.
Sidewalk Parking Shared Lane Parking Sidewalk
Property Line
50’
6’ 7.5’ 11.5’ 11.5’ 7.5’ 6’
Property Line
50’
6’ 7.5’ 11.5’ 11.5’ 7.5’ 6’
Property Line
46’
6’ 7.5’ 15’ 7.5’ 6’
Property Line
46’
8’ 7.5’ 15’ 7.5’ 6’
Clarendon Road (existing)Clarendon Road (proposed - with shared bike lanes) San Jose Avenue (existing) San Jose Avenue (proposed)
Francisco Blvd
Paved Sidewalk
Driveway Entry
Electric Poles
Street Lights
Street Trees
Cracked Sidewalk
Potential Street Trees
Missing Sidewalk
Potential Bulb-Out
Potential location
for signange
Figure 4-6b: San Jose Avenue Improvements
4-16 | CHAPTER 4
Paloma Ave.
Palmetto
Ave
Francisco Blvd
P P P P
Sidewalk Sidewalk
R. O.W.
Roadway Parking/
Landscaped
Bulb-out
Parking/
Landscaped
Bulb-out
Sidewalk Sidewalk
R. O.W.
Shared Lane Parking/
Landscaped
Bulb-out
Parking/
Landscaped
Bulb-out
5’ 7.5’ 7.5’ 5’
46’
Property Line
19’ 6’ 7.5’ 7.5’ 5’
46’
Property Line
19’
erty Line
erty Line
Paloma Avenue (existing) Paloma Avenue (proposed - with shared bike lanes) San Jose Avenue (existing) San Jose Avenue (proposed)
P P P P
Sidewalk Sidewalk
R. O.W.
Roadway Parking/
Landscaped
Bulb-out
Parking/
Landscaped
Bulb-out
Sidewalk Sidewalk
R. O.W.
Shared Lane Parking/
Landscaped
Bulb-out
Parking/
Landscaped
Bulb-out
5’ 7.5’ 7.5’ 5’
46’
Property Line
19’ 6’ 7.5’ 7.5’ 5’
46’
Property Line
19’
erty Line
erty Line
Paloma Avenue (existing) Paloma Avenue (proposed - with shared bike lanes) San Jose Avenue (existing) San Jose Avenue (proposed)
Paved Sidewalk
Driveway Entry
Electric Poles
Street Lights
Street Trees
Cracked Sidewalk
Potential Street Trees
Missing Sidewalk
Potential Bulb-Out
Paved Sidewalk
Driveway Entry
Electric Poles
Street Lights
Street Trees
Cracked Sidewalk
Potential Street Trees
Missing Sidewalk
Potential Bulb-Out
Potential location
for bike-racks and
signange
Cracked
sidewalk
Potential
curb extension
Potential
bulb-out
Potential sidewalk
expansion
P P P P
P P P P
Sidewalk Sidewalk
R. O.W.
Roadway Parking/
Landscaped
Bulb-out
Parking/
Landscaped
Bulb-out
Sidewalk Sidewalk
R. O.W.
Shared Lane Parking/
Landscaped
Bulb-out
Parking/
Landscaped
Bulb-out
R. O.W.
Sidewalk Parking Roadway Parking Sidewalk
R. O.W.
Sidewalk Parking Shared Lane Parking Sidewalk
5’ 7.5’ 7.5’ 5’
46’
Property Line
19’ 6’ 7.5’ 7.5’ 5’
46’
Property Line
19’
Property Line
46’
6’ 7.5’ 15’ 7.5’ 6’
Property Line
46’
8’ 7.5’ 15’ 7.5’ 6’
Paloma Avenue (existing) Paloma Avenue (proposed - with shared bike lanes) San Jose Avenue (existing) San Jose Avenue (proposed)
P P P P
P P P P
Sidewalk Sidewalk
R. O.W.
Roadway Parking/
Landscaped
Bulb-out
Parking/
Landscaped
Bulb-out
Sidewalk Sidewalk
R. O.W.
Shared Lane Parking/
Landscaped
Bulb-out
Parking/
Landscaped
Bulb-out
R. O.W.
Sidewalk Parking Roadway Parking Sidewalk
R. O.W.
Sidewalk Parking Shared Lane Parking Sidewalk
5’ 7.5’ 7.5’ 5’
46’
Property Line
19’ 6’ 7.5’ 7.5’ 5’
46’
Property Line
19’
Property Line
46’
6’ 7.5’ 15’ 7.5’ 6’
Property Line
46’
8’ 7.5’ 15’ 7.5’ 6’
Paloma Avenue (existing) Paloma Avenue (proposed - with shared bike lanes) an Jose Avenue (existing) San Jose Avenue (proposed)
Francisco Blvd
Paved Sidewalk
Driveway Entry
Electric Poles
Street Lights
Street Trees
Cracked Sidewalk
Potential Street Trees
Missing Sidewalk
Potential Bulb-Out
Paved Sidewalk
Driveway Entry
Electric Poles
Street Lights
Street Trees
Cracked Sidewalk
Potential Street Trees
Missing Sidewalk
Potential Bulb-Out
Potential location for
bike-racks and signange
Potential
curb extension
Figure 4-6c: Paloma Avenue Improvements
SHARP PARK SPECIFIC PLAN
ACCESSIBLE SHARP PARK: MOBILITY AND PARKING | 4-17
4-18 | CHAPTER 4
Guiding Policies
4-G-1 Connected Street Network. Provide a safe,
connected street network that facilitates
multi-modal movement of people within and
to the Sharp Park Specific Plan Area.
4-G-2 Complete Streets. Support walking, biking
and transit use, by ensuring a cohesive
and connected network of facilities, and
envisioning roadways as multi-modal
“Complete Streets” where feasible, so
that walking and biking is safe, convenient
and comfortable for users of all ages and
abilities.
4-G-3 Improved Connections. Improve
connections within Sharp Park and to other
Pacifica neighborhoods through sidewalk
completion, streetscape and safety improvements, pedestrian-scale lighting, and signage.
4-G-4 Improved Public Realm. Build on existing
bicycle and pedestrian infrastructure to
create an even more appealing public realm
along Francisco Boulevard and Palmetto
Avenue corridors and across key eastwest routes and support all transportation choices. Enhancements include sidewalk
improvements, lighting, wayfinding,
landscaping. Street improvements should
link to existing pedestrian infrastructure
(such as the pedestrian bridge at San Jose
Avenue) and reinforce Sharp Park’s existing
character, while providing a safe and
attractive space for pedestrians.
Implementing Policies
4-I-1 Circulation. Effectively manage vehicular
access and circulation to and within Sharp
Park through traffic control measures, while
maintaining Sharp Park’s character and
economic vitality.
4-I-2 Paloma Avenue and Oceana Boulevard
Improvements. Determine if signal control should be added to the intersection of Paloma Avenue and Oceana Boulevard
to improve pedestrian safety and facilitate
traffic movement.
4-I-3 Limit Driveways. Ensure efficient but
managed vehicle access in the Sharp Park
Specific Plan Area by strongly encouraging
an overall reduction in the number
of driveways on Palmetto Avenue as
properties redevelop.
4-I-4 Curb Management. As part of streetscape
design, incorporate features that enhance safety for all users, and establish effective mode transitions, including
pick-up/drop-offs and curb management.
Potential strategies include “flex zones,”
which accommodate different right of-way
functions along segments of the road-way.
Curbside management strategies are
adaptable to evolving technologies in
passenger and delivery vehicles, including
identified pickup/drop-off locations for
shared ride/transit network companies
(Uber, Lyft, Waymo autonomous cabs etc.)
pickup and drop-off locations and spaces
for delivery vehicles to park safely for short
durations. Potential locations for these
zones include along Palmetto Avenue,
allowing for time-of-day loading areas, a
transit network company drop-off/pick-up
on Beach Boulevard for beach access; and
Francisco Boulevard at San Jose Avenue as
the pedestrian entryway to the area.
SHARP PARK SPECIFIC PLAN
ACCESSIBLE SHARP PARK: MOBILITY AND PARKING | 4-19
4-I-5 Safe Routes to School. Work with the
Pacifica School District and Jefferson Union High School District to improve Paloma Avenue as a Safe Route to School.
4-I-6 North-South Corridor Enhancements.
Implement the improvements shown in
Table 4-2 to improve public safety, support
active modes of transportation, and
improve the public realm.
4-I-7 East-West Corridor Enhancements.
Implement the improvements shown in
Table 4-3. Prioritize east-west bicycle and
pedestrian corridors enhancements in this
order - #1 Clarendon Road, #2 San Jose
Avenue, #3 Paloma Avenue, and #4 Santa
Rosa Avenue.
4-I-8 Public Realm Improvements. Add new midblock street trees and bulb outs and use reclaimed water for their irrigation.
4-I-9 Non-Auto Modes. Explore and support
strategies that discourage congestion
and encourage trips without a car, such as
expanded transit access, additional bicycle
infrastructure (including bike racks, docked
bike rentals, e-bikes or e-scooters, and
support of routes identified in the 2020
Bicycle and Pedestrian Master Plan), or
programs such as car shares.
4-I-10 Bicycle and Pedestrian Master Plan.
Establish bicycle lanes and pedestrian
routes and improvements that enhance and
connect consistent with the 2020 Bicycle
and Pedestrian Master Plan.
4-I-11 Short-Term Bicycle Parking. Locate shortterm bicycle parking within sight of a destination, well lit, publicly accessible, and
safe to ensure secure parking. Sufficient
availability should ensure that racks stay
under 85% utilization.
4-I-12 Long-Term Bicycle Parking. Add secure
bicycle lockers in well lit, public areas,
or private bicycle storage provided by
employers. Long-term bicycle facilities can
be located in high demand locations, such
as the Library, beach-access parking, or
along Palmetto Avenue.
4-I-13 Wayfinding. Develop a system of
wayfinding signage to direct visitors to the
Sharp Park Specific Plan Area from Highway
1, and to key destinations within the area.
4-20 | CHAPTER 4
4.2 TRANSIT
The San Mateo County Transit District (SamTrans)
provides local, express, and school-day only bus and
paratransit service in Pacifica. The express service
provides connections to and from San Francisco and
Bay Area Rapid Transit (BART) and Caltrain stations.
The majority of bus routes through the Sharp Park
Specific Plan Area are local bus routes, as shown in
Figure 4-7. Within the Sharp Park Specific Plan Area,
these lines primarily run with stops along Highway 1
and Palmetto Avenue. Most of these routes run on
30-minute headways, and bus stop locations generally lack shelter.
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 utilized data and public input to pinpoint the strengths and challenges in the current bus system. The recommended SamTrans changes were approved in March 2022 and slated to be implemented in
summer 2022. Changes include the following:
— Route 110: Instead of ending at Linda Mar Park
and Ride, Route 110 will continue into the Linda
Mar neighborhood and loop along De Solo Drive,
Crespi Drive, Terra Nova Boulevard, Oddstad
Boulevard, and Linda Mar Boulevard. School-oriented trips serving Oceana High School and Terra Nova High School will remain and be renamed as
Route 10.
— Route 112: To reduce duplication with Route
110, Route 112 will be shortened at Clarendon
Road and Francisco Boulevard in Pacifica’s West
Sharp Park neighborhood. Riders can continue
to and from Linda Mar by transferring to Route
110. School-oriented trips serving Ingrid B. Lacy
Middle School will remain and be renamed as
Route 12.
— FLXP: FLX Pacifica will be eliminated. Service
within the Linda Mar area will be served by an
extended version of Route 110. The extended
Route 110 will not deviate off the fixed route and
will provide a direct ride to Daly City and BART for
Linda Mar residents.
While the Sharp Park Specific Plan Area is reasonably served by these transit routes, service is infrequent. As more people begin to live in or visit Sharp Park, transit can play an increasingly important role
in the efficient movement of people to and through
Sharp Park. The Specific Plan seeks to increase
future transit ridership by increasing the viability of providing expansions to transit services (including
frequencies), locating the highest intensity development near key transit routes.
In the nearer term, one option to improve transit
accessibility could be expansion of micro-transit
options, such as on-demand transit. Other concepts
could include bikeshare, car share, or dockless
scooters.
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OCEANA BLVD
PALMETTO
AVE
PALOMA AVE
BEACH BLVD
CLARENDON RD
PACIFIC AVE
SALADA AVE
MOANAWAY
CARMEL AVE
SAN JOSE AVE
BRIGHTON RD
MONTECITO AVE
SANTA ROSA AVE
SANTA MARIA AVE
HILTONWAY
TALBOT AVE
MIRADOR TER
KOHALA
AVE
SHOREVIEW AVE
CARMEL AVE
LAKEVIEW
AVE
PACIFIC AVE
PALOMA AVE
Pacific Ocean
EUREKA DR
Sharp Park
Beach
Sharp Park
Golf Course
Oceana
High School
Ingrid B.
Lacy Middle
School
City
Hall
Library
Palmetto
Park
CLARENDON RD
FRANCES AVE
Pacifica
Beach
Park
Eureka
Square
Shopping
Center
Pacifica Pier
BEACH BLVD
Pedestrian
Bridge
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Figure 4-7: Transit Routes
SamTrans Routes
Route 110 (Daly City BART
- Linda Mar Park & Ride)
Route 112 (Linda Mar Park
& Ride - Colma BART)
Route 118 (Linda Mar Park
& Ride - Daly City BART )
Route 19 (Lacy School -
Linda Mar Park & Ride)
Route 49 (Terra Nova High
- Old County/San
Francisco)
!( Bus Stops
a One-way Streets
Study Area Parcels
Sharp Park Specific Plan
Figure 4-7: Sharp Park Specific Plan Transit Routes
4-22 | CHAPTER 4
Guiding Policy
future residents, visitors, customers, and employees
in the Sharp Park Specific Plan Area. Parking policies aim to provide accessible, safe, attractive parking facilities, and to facilitate access to beaches and other recreational spaces along the coastline.
EXISTING PARKING SUPPLY
Public parking is currently provided throughout the
Sharp Park Specific Plan Area via on-street parallel parking on both sides of the street for all public roadways with the exception of portions Francisco
Boulevard, which prohibits parking on portions of
the east side, and Beach Boulevard, which only permits parking in defined pullouts and diagonal pull-in parking along the frontage of Pacifica Beach Park.
Public parking is also available at three land-use
focused off-street lots throughout the Sharp Park
Specific Plan Area, including Sharp Park Beach parking, the Pacifica Sharp Park Library, and the Eureka Square Shopping Center on the east side of Highway 1. There are also several small off-street private lots for the use of commercial and retail customers
and employees. Currently on-street parking does not
utilize more than 70% of available parking capacity
within the Sharp Park Specific Plan Area.
On-Street Parking
Free on-street parking is permitted on most residential streets in Sharp Park, especially on collector streets and on most arterials in commercial areas
with high pedestrian demand. Such parking provides a buffer between pedestrians on sidewalks and moving vehicles on streets.
On-street and off-street parking occupancy counts
were conducted in the Sharp Park Specific Plan
Area along streets bounded by Beach Boulevard,
Paloma Avenue, Francisco Boulevard, and Clarendon Road. For streets south of San Jose Avenue, weekend midday, weekday midday and weekday
evening counts were collected on May 5th, May 8th,
and May 9th, 2019, respectively. For streets north
of San Jose Avenue, weekend midday counts were
collected on December 9th, 2019, and weekday
midday and weekday evening counts were collected
4-G-5 Transit Service. Encourage frequent, reliable
and safe transit service to and from Sharp
Park.
Implementing Policies
4-I-13 SamTrans Coordination. Coordinate with
SamTrans to provide expanded transit
access to enhance connections to and from
Sharp Park and other parts of Pacifica.
4-I-14 Transit Amenities. Continue partnering with
local transit agencies and employers to
promote public transit commute options and
encourage greater use of public transit.
4-I-15 Microtransit. Ensure that Sharp Park
streetscape improvements reflect considerations for appropriate locations for potential microtransit options such as on-demand
transit, shared bikes/e-bikes, scooters/escooters, etc. as a way to improve mobility to and from the Sharp Park Specific Plan
Area.
4.3 PARKING
The relatively isolated nature of the Sharp Park Specific Plan Area and infrequent nature of transit service combined with the regional draw of the coastal recreational access and retail provides an ongoing
need for parking availability. Parking provision and
management are integral for meeting the needs of
SHARP PARK SPECIFIC PLAN
ACCESSIBLE SHARP PARK: MOBILITY AND PARKING | 4-23
on December 11th, 2019. Figures 4-8, 4-9, and 4-10
depict parking occupancy study segments at these
times.
For on-street parking, two of the most heavily parked
areas across all times of day include southbound
segments of Beach Boulevard and Palmetto Avenue.
Near Pacifica Beach Park, Beach Boulevard has the
highest rates of parked cars during weekday mornings and weekend afternoons, likely cars parked by people enjoying coastal connections to the Coastal
Trail and beach. Peak parking rates at the segment
of Palmetto Avenue between Montecito Avenue and
Clarendon Road occur during weekday evenings.
During weekday midday, the westbound segment of
San Jose Avenue from Palmetto to Beach Boulevard
is most heavily parked, with east- and westbound
segments of Montecito Avenue seeing their highest parking rates during weekday evenings. Other moderately parked east-west streets on weekday
evenings include Paloma, Carmel, Salada, Montecito
and Santa Rosa avenues.
Streets south of San Jose Avenue, especially Santa
Rosa Avenue and Montecito avenues, experience
high levels of parking on weekend afternoons.
Off-Street Parking
In the Sharp Park Specific Plan Area, off-street parking is available in a few public lots serving commercial stores, beaches and other recreational areas, including commercial parking at Eureka Square Shopping Center and a few other stores and restaurants; public
parking for beach visitors at Sharp Park Beach and
Promenade on Beach Boulevard; and the Pacifica
Sharp Park Library.
The Beach Boulevard lot (53 spaces) is almost
always full on a weekend midday, more than 80 percent full on weekday midday and about 96 percent full on a weekday evening.
The Pacifica Sharp Park Library (18 spaces) remains
closed on Fridays, Sundays and Mondays. The library
lot has very low occupancy during weekends, almost
100 percent occupancy during weekday midday and
is about half full on a typical weekday evening.
Eureka Square Shopping Center is a private commercial parking lot that provides approximately 275 spaces. On a weekend midday, this lot is around 33
percent full, while on weekdays it is half full in the evenings and about 40 percent occupied during midday.
FUTURE NEEDS
Sharp Park is already home to numerous attractions,
resources, and events. While parking in Sharp Park
meets the current demand, residential development
in the Sharp Park Specific Plan Area may increase
demand for longer-term parking. More attractive
commercial uses could also increase demand for
short-term on-street parking. An integrated parking
strategy that minimizes the need for constructing
excessive parking and meets community, visitor,
and business owner desires for access is essential.
While the parking supply meets current demand, the
Specific Plan includes policies related to the periodic assessment of parking to ensure that any needed
public parking is phased in appropriate stages.
Parking users and parking duration are typically
defined by nearby land uses. The largest parking
need for the Sharp Park Specific Plan Area is for
long-term parking. This is based on the presence of
residential uses (with multi-car households) in the
northern half of the Sharp Park Specific Plan Area,
retail and commercial uses throughout the southern
portion of the Sharp Park Specific Plan Area, and
peripheral recreational (coastal access and hiking)
FRANCISCO BLVD
OCEANA BLVD
PALMETTO
AVE
PALOMA AVE
BEACH BLVD
CLARENDON RD
PACIFIC AVE
SALADA AVE
MOANAWAY
CARMEL AVE
SAN JOSE AVE
BRIGHTON RD
MONTECITO AVE
SANTA ROSA AVE
SANTA MARIA AVE
HILTONWAY
TALBOT AVE
MIRADOR TER
KOHALA
AVE
SHOREVIEW AVE
CARMEL AVE
LAKEVIEW
AVE
PACIFIC AVE
PALOMA AVE
Pacific Ocean
EUREKA DR
Sharp Park
Beach
Sharp Park
Golf Course
Oceana
High School
Ingrid B.
Lacy Middle
School
City
Hall
Library
Palmetto
Park
CLARENDON RD
FRANCES AVE
Eureka
Square
Shopping
Center
Pacifica Pier
BEACH BLVD
Pedestrian
Bridge
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48%
96%
50%
0 250 500 1,000
Feet
Weekday Evening Occupancy
%Vehicles Per Block
Unoccupied
< 25%
25 - 50%
50 - 75%
75 - 100%
%Vehicles Per Lot
< 50%
50 - 75%
75 - 100%
a One-way Streets
Highways
Study Area Parcels
Sharp Park Specific Plan
Figure 4-8: Parking Occupancy Percentage - Weekday Evening Occupancy Figure 4-8: Existing Parking, Weekday Evening Occupancy
FRANCISCO BLVD
OCEANA BLVD
PALMETTO
AVE
PALOMA AVE
BEACH BLVD
CLARENDON RD
PACIFIC AVE
SALADA AVE
MOANAWAY
CARMEL AVE
SAN JOSE AVE
BRIGHTON RD
MONTECITO AVE
SANTA ROSA AVE
SANTA MARIA AVE
HILTONWAY
TALBOT AVE
MIRADOR TER
KOHALA
AVE
SHOREVIEW AVE
CARMEL AVE
LAKEVIEW
AVE
PACIFIC AVE
PALOMA AVE
Pacific Ocean
EUREKA DR
Sharp Park
Beach
Sharp Park
Golf Course
Oceana
High School
Ingrid B.
Lacy Middle
School
City
Hall
Library
Palmetto
Park
CLARENDON RD
FRANCES AVE
Eureka
Square
Shopping
Center
Pacifica Pier
BEACH BLVD
Pedestrian
Bridge
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39%
83%
100%
0 250 500 1,000
Feet
Weekday Midday Occupancy
%Vehicles Per Block
Unoccupied
< 25%
25 - 50%
50 - 75%
75 - 100%
%Vehicles Per Lot
< 50%
50 - 75%
75 - 100%
a One-way Streets
Highways
Study Area Parcels
Sharp Park Specific Plan
Figure 4-9: Parking Occupancy Percentage - Weekday Midday Occupancy Figure 4-9: Existing Parking, Weekday Midday Occupancy
FRANCISCO BLVD
OCEANA BLVD
PALMETTO
AVE
PALOMA AVE
BEACH BLVD
CLARENDON RD
PACIFIC AVE
SALADA AVE
MOANAWAY
CARMEL AVE
SAN JOSE AVE
BRIGHTON RD
MONTECITO AVE
SANTA ROSA AVE
SANTA MARIA AVE
HILTONWAY
TALBOT AVE
MIRADOR TER
KOHALA
AVE
SHOREVIEW AVE
CARMEL AVE
LAKEVIEW
AVE
PACIFIC AVE
PALOMA AVE
Pacific Ocean
EUREKA DR
Sharp Park
Beach
Sharp Park
Golf Course
Oceana
High School
Ingrid B.
Lacy Middle
School
City
Hall
Library
Palmetto
Park
CLARENDON RD
FRANCES AVE
Eureka
Square
Shopping
Center
Pacifica Pier
BEACH BLVD
Pedestrian
Bridge
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33%
100%
0%
0 250 500 1,000
Feet
Weekend Midday Occupancy
%Vehicles Per Block
Unoccupied
< 25%
25 - 50%
50 - 75%
75 - 100%
%Vehicles Per Lot
< 50%
50 - 75%
75 - 100%
a One-way Streets
Highways
Study Area Parcels
Sharp Park Specific Plan
Figure 4-10: Parking Occupancy Percentage - Weekend Midday Occupancy Figure 4-10: Existing Parking, Weekend Midday Occupancy
SHARP PARK SPECIFIC PLAN
ACCESSIBLE SHARP PARK: MOBILITY AND PARKING | 4-27
use areas that serve a mix of residents, local and
regional visitors. There is also a short-term parking
provided for patrons of retail and restaurant land
use. The need for commercial-related time restrictions is driven by the need to provide parking turnover near shop frontages, increasing customer convenience and the perception that convenient parking is available.
In recognition of the challenges to providing sufficient off-street parking on individual parcels in the Sharp Park Specific Plan Area, the City Council
adopted Resolution No. 25-2020 to adopt an in-lieu
fee for off-street parking in the Sharp Park Specific
Plan Area. The in-lieu fee, if approved for a development project, would allow a waiver of off-street parking requirements for an individual development and require payment of a per-space fee (initially adopted
at $40,260 per space and indexed to increase annually) that would allow the City to provide centralized off-street parking facilities. Centralized parking facilities are another strategy to “right size” parking and to achieve other planning goals such as minimizing the
number of curb cuts along pedestrian thoroughfares.
Parking Standards
As of 2021, Pacifica’s current parking standards
result in an oversupply of parking relative to demand
in Sharp Park. The high cost of parking construction
and maintenance drives up the cost of housing and
reduces the supply of affordable housing. However,
providing too little parking can pose risks for project financing and cause on-street parking impacts nearby, such as parking spillover, especially when
on-street parking is not sufficiently managed and
priced. To balance these parking issues, “right sizing,” or converting the parking provisions to a more appropriate or optimum level, helps to strike a supply-todemand balance.
According to the 2019 Institute of Transportation
Engineers Parking Generation Manual, which averages data from other parking studies across the US, a multifamily development with 12 units, each with
two bedrooms, results in demand for 18 spots, a rate
of approximately 1.3 spots per housing unit. The 2021
Citywide parking standards as set forth in the City’s
Zoning Code would result in 24 parking spots, which
would appear to be in excess of what is necessary
based on the foregoing study. Parking minimums for
each land use type in the Sharp Park Specific Plan
Area are described in Table 4-4 to “right size” parking demand with parking supply with consideration of parking and transportation demand management
strategies.
Mixed use site parking requirements for both auto
parking and bicycle parking shall be the sum of individual uses, except as allowed in Table 4-4.
Bicycle Parking
In addition to automobile parking, ensuring that
there is adequate and safe bicycle parking will promote biking. As these needs continue to evolve with additional development and changing mix of land
uses in Sharp Park, as well as behavioral and technological changes (such as e-bikes), some level of flexibility in anticipating future demand is essential.
The City would need to monitor demand and utilize
best practices for bicycle parking, including guidelines from the Association of Pedestrian and Bicycle Professionals (APBP) Essentials of Bike Parking.
Proximity to the destination and ease of use are critical when planning for bike parking.
Bike lockers (above) are a form of long-term bike parking.
Table 4-4: Vehicle Parking Standards by Land Use
USE REQUIREMENTS
Residential
Single Family and Two-Family Two (2) garage spaces per unit. No guest space required. Allow tandem spaces if both serve the same unit.
Accessory Dwelling (ADU) Parking: Refer to Article 4.5 in the Zoning Regulations.
Multifamily, including studio,
townhouses and stacked flats
For multi-family units: 1 space per studio, 1-BR; 1.5 spaces per 2-BR; 2 spaces per 3-BR; 1 guest space per 5 units. Allow tandem spaces if both serve the same unit. For multi-family units:
parking access limited to 50% of street frontage. At least one of the required off-street parking spaces per unit shall be in a garage or carport. Garage access that backs onto a public street is prohibited on arterials and discouraged on collectors, except where a property has no other frontage.
Non-residential
Hotels, Motels and Inns 0.5 parking spaces for each unit or lodging room, plus one additional parking space for the office or manager quarters.
At the 2212 Beach Boulevard site, replace all parking for Sharp Park Beach as part of any redevelopment.
Retail Stores and Service EstablishmentsFirst 2,000 square feet of gross leasable space exempted at the discretion of the Planning Director, such as when required to improve site design.
Retail; Eating and Drinking Establishments: Three parking spaces for each 1,000 square feet of gross leasable space.
Personal Services: Two parking spaces for each 1,000 square feet of gross leasable space.
Business Services: Three parking spaces for each 2,000 square feet of gross leasable space.
Additional parking may be required in instances involving shopping centers, high intensity uses, and/or where the approval of a site development permit is required. Shared parking arrangements are allowed at discretion of the Planning Director, such as when required to improve site design.
Offices 3 spaces per 1,000 square feet of gross leasable space. Shared parking arrangements are allowed at discretion of the Planning Director, such as when required to improve site design.
Mixed Use The sum of the requirements for individual uses. Residential parking shall be made functionally separate from commercial parking. Shared parking arrangements are allowed at discretion of the Planning Commission, such as when required to improve site design. 4-28 | CHAPTER 4
An example of bike valet parking in Vancouver. Image credit:
Christopher Porter via Flickr
An example of short-term bicycle parking.
Table 4-5: Bicycle Parking Standards by Land Use
USE SHORT TERM PARKING; CLASS 2 SPACE LONG TERM PARKING; CLASS 1 SPACE Residential
Single-Family and Two-Family Not required Not required
Multifamily, including studio, townhouses and
stacked flats
1 plus 1 for every 15 units. 1 per unit. In-unit parking counts as long-term parking
Non-residential
Hotels, Motels and Inns Minimum 8 spaces 0.25 spaces per room Retail stores and service establishments Service Establishments: The greater of 1 per 5,000 sq. ft. or 2
Eating and Drinking Establishments:
The greater of 1 per 750 sq. ft. or 2
Service Establishments: The greater
of 1 per 5,000 sq. ft. or 2
Eating and Drinking Establishments:
The greater of 1 per 750 sq. ft. or 2
Community Assembly; Cultural Facility; Social
Service Center
The greater of 1 per 2,500 sq. ft. or 2 The greater of 1 per 5,000 sq. ft. or 2 Mixed Use The sum of the requirements for individual uses.
SHARP PARK SPECIFIC PLAN
ACCESSIBLE SHARP PARK: MOBILITY AND PARKING | 4-29
Short-Term Bike Parking
Short-term parking is designed to meet the needs
of people visiting businesses and institutions, and
others with similar needs – typically lasting up to
two hours. It should be convenient and easy to use.
All racks must be sturdy and well-anchored, though
location determines the security of short-term parking as much as any other factor. Users seek out parking that is visible to the public, and they particularly value racks that can be seen from within the destination.
Long-Term Bike Parking
Long-term parking is designed to meet the needs
of employees, residents, public transit users, and
others with similar needs. Users generally place high
value on security and weather protection, as they
often leave their bicycles unmonitored for a period of
several hours or longer when at home or the workplace. Long-term parking, according to APBP guidelines, can take a variety of forms, including a room within a residential building or workplace, a secure
enclosure within a parking garage, or a cluster of
bike lockers at a transit center. Long-term parking
can be open to the public—such as a staffed secure
enclosure at a transit hub—or on private property
with access limited to employees, residents, or other
defined user groups.
The Sharp Park Specific Plan recommends bicycle
parking standards for residential and nonresidential
uses.
Guiding Policies
4-G-6 Balanced Parking. Maintain a balance
between providing an adequate supply of
parking to serve new growth and existing
needs while avoiding excessive supplies
that discourage use of alternative modes.
4-G-7 Parking Management. Effectively manage
existing parking spaces and construct new
public parking spaces as feasible and when
needed to maintain an appropriate balance
between Sharp Park parking supply and
demand.
Implementing Policies
4-I-16 New Development and Mobility. Require
new development to contribute to mobility
network options and service quality.
Options include provision of on-site bicycle
parking, dedication of space for carshare,
e-bike charging stations, or electric vehicle
charging beyond CalGreen requirements.
4-30 | CHAPTER 4
4-I-17 Maintain On-Street Parking. Ensure that
existing on-street parking is maintained and
kept in good condition (e.g., free of cracks
or other maintenance issues) to take full
advantage of potential parking capacity.
4-I-18 On-Site Parking Requirements. Require
on-site parking in accordance with
parking standards outlined in Table 4-4,
while allowing flexibility for appropriate
reductions in parking requirements where
essential to address factors such as lot
size and shape, site location, building
placement, availability of existing offstreet parking, building design, mixed use developments where parking could be
shared between uses, and provision of
alternative transportation infrastructure,
such as car- or bike-share. Parking
reductions must be approved by the
Planning Commission or Planning Director,
as directed in Table 4-4.
4-I-19 Shared Parking Agreement. Encourage
shared parking agreements between
property owners to balance available
parking facilities with periods of peak
demand.
4-I-20 On-Street Parking Supply Management.
Manage on-street parking supply with
an ongoing strategy to generally have
15 percent of on-street spaces available
for short-term parking to meet needs
of commercial patrons. When parking
availability falls below this threshold,
consider first limiting free parking periods,
then implementing paid parking, and then
pursuing other parking supply management
strategies, including addition of public lots
or structures.
4-I-21 Residential Parking Permits. If parking
demand along north-south streets begins to impinge on residential areas, such as residential land use north of San Jose
Avenue, institute a Residential Parking
Permit Program limiting long-term parking
for non-residents.
Thresholds for impingement mean regular
parking occupancy that exceeds 85
percent capacity during evenings and
weekends.
4-I-22 Ongoing Parking Monitoring Program.
Implement a program of parking demand
surveys to be conducted every 3-5 years
to ensure that there is sufficient parking
capacity as demand continues to grow.
4-I-23 Alternative Parking Space Dimensions
and Maneuvering Widths. Alternatives to
the minimum parking space dimensions in
section 9-4.2817 of the Pacifica Municipal
Code may be approved by the Planning
Commission if required to achieve overall
mobility objectives on a site and impacts to
the public right-of-way are mitigated.
4-I-24 Carsharing and Mobility-as-a-Service
Options. Implement curbside management
strategies such as designated spaces for
carsharing or mobility-as-a-service, along
Palmetto Avenue and Beach Boulevard
to allow for non-parking access to key
destinations.
4-I-25 Timed Loading Zones. Provide retail and
commercial land uses with timed loading zones for specific times when parking usage is lowest (morning/midday), while
being open for public use during higher
usage periods.
4-I-26 Parking Expansion. Identify opportunities
for parking expansion as needed, such as
at City-owned parcels like the 2212 Beach
Boulevard site, or the Sharp Park Library.
4-I-27 Ground Floor Height. In mixed use
developments, require 15-foot floor-toceiling heights to accommodate parking lifts. This policy is also included in Chapter
5: Urban Design.
4-I-28 Bicycle Parking for Events. Offer free and
secure valet bike parking for guests during
special events.
Attractive Sharp Park:
Urban Design and Public Realm
5 A community’s sense of place is a unique collection of qualities and characteristics—visual, cultural, social, and environmental—that provide meaning to
a location. The design of streetscapes, parks, plazas,
buildings, and the spaces that connect them is critical for how a place is used and experienced.
One of the biggest community priorities for Sharp
Park is accommodating new development that creates critical mass and vibrancy, but also feels compatible with existing structures, respects residential neighborhoods, and contributes to an enhanced
sense of place by maintaining visual connections to
the sky, the hills, and the sea. Pacifica’s visual identity is shaped by dramatic coastlines, beaches, and ridges. With views of the Pacific Ocean to the west,
Milagra Ridge to the east, and Mori Point and Pedro
Point to the south, the Planning Area exemplifies this
seaside topography. Its mix of uses, architectural
styles, and streetscapes make its character unique
from other neighborhoods. This chapter outlines the
Plan’s strategies for enhancing the character of Sharp
Park at several levels: the streetscape, to increase
enjoyment and experience of the public realm; new
public and private spaces to provide places for gathering relaxing, and socializing; and through building design to protect coastal views, create a pleasing
“sidewalk zone” where buildings meet the street, and
foster new building sizes and shapes that are compatible with the existing neighborhood. 5-2 | CHAPTER 5
5.1 STREETSCAPE AND THE PUBLIC REALM
The public realm encompasses streets, sidewalks,
parks, plazas, and other publicly-accessible places.
The physical and visual experience of these spaces
is shaped by their design and placement of elements
such as street trees and landscaping, and street
furnishings and lighting, as well as the interface
between public spaces and adjoining buildings.
General standards are provided for design of the
pedestrian streetscape and create an approach for
wayfinding and signage while specific standards
establish active ground floor requirements and
improving wayfinding and access.
STREETSCAPE DESIGN
Streetscape design affects the physical comfort
and real and perceived safety of public spaces. The
streetscape—the elements within a right-of-way,
including trees, sidewalks, streetlights, and crosswalks—is the most critical part of the urban environment for pedestrians. It influences the identity of an area and defines the pedestrian experience along a
street. Streets and other rights-of-way represent 35
percent of the Sharp Park Planning Area and provide
some of the greatest opportunities for placemaking.
The Sharp Park Specific Plan includes policies to
develop a walkable and highly navigable area with
pedestrian-scaled design features and a safe and
engaging public realm. High quality design, neighborhood-identifying elements, and pedestrian safety and security are top priorities of a pedestrian streetscape and include features such as pedestrian-scaled street lighting, crosswalks enhanced for visibility,
sidewalk furniture, street trees, wayfinding signage,
and special event banners.
Active ground floor frontages and public spaces
are key to creating the vibrant character envisioned
for the Planning Area, especially along Palmetto
Avenue. Inconsistencies in storefronts and building
design currently limit this vision. An active ground
floor has certain designs or land uses that invite
pedestrians in. Active uses include restaurants,
shopping, cafes, and other places where passers-by
walk in. Non-active uses include appointment-only
offices, banks, or residential buildings where more
privacy is preferred and that don’t generate foot traffic. Many mixed-use buildings where the retail and housing or office is located together in one structure, keeps retail on the bottom and housing and office
on the top. Within the Sharp Park Specific Plan Area,
active ground level frontages are required in areas
shown in Chapter 3, Figure 3-3.
DESIGN STANDARDS VS. POLICIES
Building upon the vision described in previous
chapters, this chapter contains design standards
and policies for new development and streetscape improvement in the Planning Area.
Design Standards are obligatory requirements
for any project, that must be followed, just like
development standards (such as those relating to
building heights and setbacks in the Zoning Ordinance). Any variances from these would follow the same procedure as for other development
standards in zoning.
Guiding Policies are City’s statements of its goals
and policies. Implementing Policies represent
commitments to specific actions, they may refer
to existing programs or call for the establishment
of new ones.
SHARP PARK SPECIFIC PLAN
ATTRACTIVE SHARP PARK: URBAN DESIGN AND PUBLIC REALM | 5-3
STREET TREES
Street trees are known to be a great value to people
living, working, shopping, walking and driving. While
much has been done to improve the streetscape
along Palmetto Avenue, the constrained public rightof-way has required balancing of tradeoffs. As such, street trees and public seating are limited.
However, there is an opportunity to add coastal
climate-resilient street trees in bulbouts along Palmetto Avenue, as well as along east-west connections. These bulbouts, spaced at 40 feet, would only require reallocation of approximately 2 parking spots
per block.
Guiding Policies
5-G-1 Unified Image. Improve the pedestrian
experience and foster a more unified
identity for key corridors in Sharp Park
through strategic public realm and
streetscape improvements, such as street
tree planting, lighting, street furnishings,
signage, and greater opportunities for
community gathering and outdoor dining.
5-G-2 Pedestrian Orientation. Support the
development of a safer and more
aesthetically pleasing pedestrian realm
while preserving automobile capacity and
access through pedestrian-oriented design
features such as wider sidewalks and bulbouts to incorporate street trees. 5-G-3 Active Ground Floor. Enhance the
character of streets and public open
spaces by placing active frontages near
and around public rights-of-way and with
clear visibility of streets, sidewalks, and
public open spaces.
Implementing Policies
5-I-1 Sidewalks. Ensure that sidewalks are
continuous on all streets throughout the
Planning Area. Sidewalks shall have eight
feet of unobstructed overhead clearance.
5-I-2 Street/Sidewalk Lighting. Standard street
lighting and pedestrian-oriented lights
required along all street frontages. Fixture
model shall be per City specification.
5-I-3 Plazas. Encourage the incorporation of
small plazas at the street level that are
visible and accessible from the Palmetto
Avenue to heighten the comfort and safety
of the block and accommodate outdoor
seating.
5-I-4 Bulb-Outs. Promote the addition of curb
bulb-outs at street corners and midblock
crossings to calm traffic, plant street
trees, and heighten pedestrian visibility
and comfort. See Chapter 4: Mobility and
Parking for specific recommendations.
A bulbout in Sharp Park
5-4 | CHAPTER 5
5-I-5 Active Ground Floor. Enhance the
character of streets and public open
spaces by placing active frontages near
and around public rights-of-way and with
clear visibility of streets, sidewalks, and
public open spaces.
— Include features and amenities in the Active
Ground Floor Overlay (Chapter 3, Figure
3-3) such as outdoor dining areas, seating,
vendor displays, and/or curbside parklets to
increase engagement with pedestrians as
detailed in standard DS-6.
— Along streets in the Active Ground Floor
Overlay: Discourage Loading docks and
exposed parking; utilities and vehicular
access points should be minimized; and curb
cuts should be minimized and located where
least likely to impede pedestrian circulation.
— Outdoor Dining areas are encouraged
along Active Ground Floor streets and
along pedestrian connections. Outdoor
seating areas may be accommodated within
building setbacks. Ensure that these areas
are buffered from the street edge through
landscaping or low physical barriers such as
bollards or planters that do not interfere with
pedestrian movement.
— Illuminate a zone of a maximum of five feet
in front of the ground floor façade for all
active frontages such as retail, offices, and
community rooms in the Active Ground
Floor Overlay.
Design Standards
DS-1 Street Trees. Street trees shall be planted
on both sides of the roadway on mid-block
bulbouts between parking spaces along
Palmetto Avenue as shown in Figure 4-5.
Maximum average spacing shall be 45’-0”
on center; minimum 36” box/3” caliper size;
minimum sidewalk tree well opening 3’-6’’
x 8’-0”. Irrigation should shall use reclaimed
water.
DS-2 Sidewalk Width. New sidewalks shall be
at least five feet wide with eight feet of
unobstructed overhead clearance.
LIGHTING
Lighting is a key element in creating a comfortable
and safe built environment. Through proper lighting,
activity nodes come to life, important architectural
features are highlighted, and safety is enhanced.
Lighting should be consistently spaced to avoid
dark spots and encourage a comfortable and safer
environment.
Guiding Policy
5-G-4 Well-Lit Streets. Continue to promote welllit streets with pedestrian-scale lighting, spaced for optimal light coverage at
night, increased user visibility, safety, and
streetscape rhythm.
Implementing Policies
5-I-6 Pedestrian-Scaled Lighting. Provide
pedestrian-scaled lighting in mixed-use and
residential areas as well as along pedestrian
connections to open space, parking,
and transit. Lighting should illuminate all
entrances, alcoves, other important building
features, and any changes in grade level
along exterior pathways. Such lighting
includes pole lighting that is oriented
toward the pedestrian space and sized at a
pedestrian scale.
Example street tree bulbout in Pleasanton
SHARP PARK SPECIFIC PLAN
ATTRACTIVE SHARP PARK: URBAN DESIGN AND PUBLIC REALM | 5-5 5-I-7 Safety. Maximize lighting for safety,
especially along connections between
transit facilities, in public plazas, pedestrianoriented destinations, parking areas, and other major public destinations.
5-I-8 Exterior Lighting. Ensure that all exterior
lighting is shielded from surrounding use
and directed downward except where
safety and security purposes require
otherwise. Uplighting of landscaping and
public art is allowed provided that it does
not cause excessive glare.
5-I-9 Energy Efficiency. Lighting fixtures should
be selected to maximize energy efficiency
and minimize light pollution through
reduced glare, light clutter and poorly
directed lighting sources.
5-I-10 Light Pollution Reduction. Require new
building lighting to comply with DarkSky Association best practices, including being shielded and down-directed to
minimize off-site glare; use appropriate
decorative fixture styles that complement
the building’s architecture, and thoughtfully
placed lighting to accentuate building
entries, signage and architectural elements,
and maintain public safety.
WAYFINDING AND GATEWAYS
Wayfinding and gateway elements are critical factors
in establishing a strong sense of place and arrival
for visitors and local residents. Wayfinding elements
consist of directional signage as well as physical
markers such as specific streetscape elements,
public art, landmarks and landscaping. Providing
signage and cohesive wayfinding elements throughout a community contributes to an overall sense of ownership and comfort for residents and visitors. It
facilitates access to key destinations by providing an
understanding of place and location, and also provides direction to services such as transit and public uses.
Special gateway landscaping, sign structures, and
special paving approaches are recommended at
high visibility locations as shown in Figure 5-1. Some
gateways are primarily for district identity and orientation. Gateway features at intersections leading into the Planning Area will create a sense of arrival
and distinguish the area from other parts of Pacifica.
Providing gateway features and cohesive wayfinding elements will enhance Sharp Park’s identity and direct visitors that may not be familiar with the area.
Guiding Policies
5-G-5 Easy Navigation. Ensure that residents,
workers, and visitors can easily navigate
the Planning Area with clear and highly
visible wayfinding and other signage,
particularly along Francisco, Palmetto,
and Beach boulevards, and from Eureka
Square.
Wayfinding
Implementing Policies
5-I-11 Directionality. Signage shall direct
residents and visitors to amenities provided
within and around the site.
5-I-12 Wayfinding Elements. Wayfinding
strategies shall include a combination of
design cues, signage, maps, and public art.
5-6 | CHAPTER 5
5-I-13 Legibility. Ensure that signs are visible
and readily distinguishable from their
surroundings.
5-I-14 Projecting Signs. Projecting signs shall be
regulated so that they do not obstruct each
other.
5-I-15 Scale. Signs and lettering are to be sized
to be clearly legible for passing vehicles
and located so that there is no visual
obstruction at driveways or at pedestrian
crossings.
5-I-16 Building Signage. Direct all building
addresses and primary building signage
towards street frontages and provide
appropriate lighting such that they are
visible from the street.
Gateways
5-I-17 Gateways. Identify gateways with signage
and public art to help orient and greet
visitors. Gateway locations are shown in
Figure 5-1. These include:
— Intersection of Francisco Boulevard and
Paloma Avenue, San Jose Avenue, and
Clarendon Avenue. An entry sign/feature to
mark the boundary of the district could be
included on directional signposts.
— Palmetto Avenue at Paloma Avenue and
Clarendon Road. An entry sign or other
feature to mark the boundary of the Sharp
Park planning area could be included at the
bulb outs.
— Eureka Square. Include directional
signage and a branded gateway sign at
the pedestrian crossing entrance at Eureka
Square.
— Clarendon Road undercrossing. As
described in Chapter 4: Mobility, add public
art, murals, or improved lighting at the
Clarendon Road undercrossing at Highway 1.
5-I-18 Gateway Features. Gateway features
should be unique in design, visible to both
motorists and pedestrians, and emblematic
of Sharp Park’s identity. Visual gateways
into Palmetto Avenue should be established
using distinct plantings, public art, signage
and lighting.
Materiality and Color
5-I-19 Materiality and Scale. Signs should employ
designs, features, materials, and colors that
are consistent with the scale and character
of Sharp Park.
5-I-20 Signage Design. Signs (including supporting
structures, if any) should be designed as
an integral design element of a building’s
architecture and should be architecturally
compatible, including color and scale, with
the building and surrounding structures.
Sharp Park Specific Plan Wayfinding Signage
0 500 1000 2000
FEET
Class I Paved Bike Path
Class I Unpaved Bike Path
Class II Bike Lane
Class III Bicycle Boulevard
Existing Bikeways
Proposed Bikeways
Class II Bike Lane
Class IIB Buffered Bike Lane
Class IIIB Bicycle Boulevard
Class IV Separated Bikeway/Cycle Track
PACIFIC AVE
Pacifica Pier
Sharp Park
Golf Course Sharp
Park
Beach
Pacific
Ocean
BEACH BLVD
SAN JOSE AVE
SALADA AVE
SANTA MARIA AVE
CARMEL AVE
City
Hall
FRANCISCO AVE
OCEANA AVE
MIRADOR TER
PALOMA AVE
CARMEL AVE
PALOMA AVE
SANTA ROSA AVE
MONTECITO AVE
Library
Eureka
Square
Shopping
Center
Pacifica
Beach
Park Palmetto Park
PACIFIC AVE
HILTON WAY
BRIGHTON RD
LAKEVIEW AVE
CLARENDON RD
FRANCES AVE
BEACH BLVD
Ingrid B. Lacy
Middle School Oceana
High School
TALBOT AVE KOHALA AVE
EUREKA AVE
MOANA WAY
PALMETTO AVE
PALMETTO AVE
Pedestrian
Bridge
C o a s t a l T r a i l P r o m e n a d e
2212
Beach
Blvd
Pacifica
Coastside
Museum
Gateway Signage
Directional Signage
One-way Streets
Sharp Park Specific Plan Area
On two-way streets, bicycle facilities
are required on both sides
Figure 5-1: Wayfinding Signage and Gateways
5-8 | CHAPTER 5
5.2 PUBLIC GATHERING PLACES AND GREEN SPACE
Open spaces provide spatial and psychological relief
within an urban built environment, as well as areas
for rest and congregation. Public spaces strengthen
sense of place as an essential expression of the community’s unique character and contribute to a safe walkable and bikeable public realm. The integration
of public art into public spaces can also strengthen
community character.
While Sharp Park hosts a range of coastal recreational amenities, there is only one mini-park on Palmetto Avenue. Because the Sharp Park area
is largely built out, there is limited opportunity to
assemble land for new parks large enough to meet
the City’s standard for traditional neighborhood
parks. The Sharp Park Specific Plan envisions the
creation of additional types of diverse public spaces
in various sizes, which may include multi-purpose
plazas, rooftop green spaces, pocket parks, and
curbside parklets. Whether publicly or privately
owned, all public spaces will support a welcoming
public realm and enhance social connection, providing areas for rest, dining, and congregation for employees and visitors alike.
Guiding Policy
5-G-6 Public Gathering Places. Design accessible
civic spaces enriched with public art,
entertainment, and opportunities for rest,
socialization, and enjoyment of public life.
5-G-7 Public Private Partnerships. Explore
options for public private partnerships
and/or community benefits agreements
to provide more opportunities for public
space, plazas, community art, and
programming.
5-G-8 Additional Public Spaces. Provide a diverse
range of public spaces at different scales
and sizes to provide outdoor recreation
and relaxation opportunities for residents,
workers, and visitors.
Implementing Policies
5-I-21 Location. Locate publicly accessible open
space near the center of activity nodes or
buildings and along pedestrian connections
to encourage a variety of spillover activities
and facilitate pedestrian access.
5-I-22 Open Space Design. Spaces should be
designed to balance privacy and safety
with air and sunlight access. This can
be achieved by prioritizing south facing
open space opportunities and designing
balconies with slatted or otherwise partially
transparent grating or railing.
5-I-23 Amenities. Include features and amenities
in open space areas like wind breaks,
shade, drinking fountains or water bottle
refilling stations, appropriate lighting, and
movable furniture to ensure user comfort.
5-I-24 Community Plaza. Allow projects in Sharp
Park that provide publicly accessible plazas
of appropriate size and design an additional
bonus of floor area of up to 200 percent per
square foot of plaza space.
SHARP PARK SPECIFIC PLAN
ATTRACTIVE SHARP PARK: URBAN DESIGN AND PUBLIC REALM | 5-9 For example, if a 10,000 s.f. plaza is provided,
an additional 20,000 s.f. of additional building
floor area will be available. Additional square
footage may be provided at the discretion of
the Planning Commission. See Implementing
Policy 3-I-6 in Chapter 3.
5-I-25 Privately Owned Public Space. Allow
residential and mixed-use projects in Sharp
Park to construct publicly accessible, but
privately owned pocket parks in full or
partial consideration of park impact fees
provided that the facility:
— Is no less than 2,000 s.f.;
— Is accessible to the public from 6 a.m. to 10
p.m. seven days per week;
— Provides trees and landscaping
— Includes seating, such as benches and
mobile chairs
— Includes public lighting
— Provides two electrical outlets for the first
500 s.f. and one additional outlet for each
250 s.f.
— Provides a minimum of two of the elements
listed:
• Public art installations
• Children’s play area
• Family picnic area
• Interactive elements, such as game
courts, chess boards, etc.
— Is restricted for park and recreation
purposes by recorded covenant which runs
with the land.
5-I-26 Roof Terraces. Encourage roof terraces
as an efficient way to maximize use of the
site as well as sunlight on private common
space. Allow roof terraces to fulfill private
common open space requirements as
long as they are usable and accessible to
all units. Additional building heights may
be provided for solar canopies at the
discretion of the Planning Commission.
5-I-27 Sustainable Landscape Design. To the
extent feasible, landscaping in open spaces
shall incorporate sustainable landscape
design with the use of hardy, native,
coastal-compatible, low-water consumption,
drought-tolerant planting and ground
covers, as well as stormwater management
systems. Landscaping irrigation shall use
reclaimed water when available, unless
granted an exception by the Planning
Director and City Engineer.
5-I-28 Stormwater Management. Bioretention
areas and rain gardens are encouraged
in planting areas and curb extensions to
provide improved stormwater management.
Since there is limited space for parks and open space in Sharp Park, new buildings could include rooftop gardens, green space, or small parks.
Sustainable landscaping between CA-1 and Francisco Boulevard. 5-10 | CHAPTER 5
5.3 BUILDING DESIGN
Building design shapes a building’s character and
influences how a building relates to the public realm.
While first floor design has an immediate impact on
the pedestrian experience, it is essential that the
entire building is designed in such a way that promotes building and neighborhood integrity, particularly in areas where new and older buildings coexist.
Building massing, scale, and overall design must be
compatible with its height and use, as well as contribute to the identity and character of the Planning Area. A pleasing character includes harmonious
and interesting features, a mix of old and new, and
a blend of order and uniqueness. The following policies will help prevent construction of large, boxy, blank buildings that compromise the overall character of the streets and will encourage visual interest and variation in building form to achieve a varied and
engaging urban environment.
BUILDING-TO-STREET RELATIONSHIP
AND GROUND LEVEL DESIGN
As new and infill development occurs along Sharp
Park corridors, it will be important to establish a
well-defined, consistent public realm that is aesthetically pleasing and that provides a comfortable environment for drivers, bicyclists and pedestrians.
Building design at the ground level is especially critical in commercial or mixed-use areas with pedestrian traffic and active uses. New development of all types should support a continuously engaging
public realm. This will be accomplished not only
through streetscape improvements but also through
a carefully designed interplay between the built environment and the street.
Elements like alcoves and plazas, awnings, windows,
entries, and building massing all shape and define
the public realm and are thus key elements of the
building-to-street relationship. The design of the
building-to street relationship also affects the ease
of navigation, the availability of shade, space for
walking or outdoor seating, and pedestrians’ overall
sense of place.
Guiding Policy
5-G-9 Building-to-Street Relationship.
Encourage a building-to-street relationship
that establishes a pedestrian-oriented
environment along Palmetto Avenue.
5-G-10 Residential Frontages. Where allowed,
design ground floor residential frontages
to directly connect with the public realm,
create eyes-on-the street, and add
visual interest to public spaces while still
maintaining tenant privacy.
5-G-11 Commercial Frontages. Support interesting
and safe public spaces with active
commercial frontages.
Implementing Policies
5-I-29 Pedestrian Scale. Ensure that site planning,
location of building entrances, and design
of building façades heighten pedestrian
comfort, create an active and inviting public
realm, and provide clearly demarcated
and safe entrances for pedestrians along
sidewalks, while recognizing the need for
automobile accessibility given the nature of
business establishments.
SHARP PARK SPECIFIC PLAN
ATTRACTIVE SHARP PARK: URBAN DESIGN AND PUBLIC REALM | 5-11 5-I-30 Building Entries. For buildings with street
frontage on Palmetto Avenue, ensure
that the primary entrance is on Palmetto
Avenue, visible from the right-of-way, and
at-grade or accessible by ramps. Secondary
entrances may be located on side streets.
5-I-31 Accessibility. Accommodate community
members of all ages and abilities in
design of the public realm, through design
elements such as providing minimal level
changes and at-grade or ramped entries.
5-I-32 Service Area Screening. Ensure trash and
service areas are screened from view from
the street while ensuring they are located
for convenient use and maintenance by
building occupants.
Design Standards
DS-3 Active Ground Floor Design Requirements.
New development with frontage on
Palmetto Avenue in the Active Ground
Floor Overlay shown on Figure 3-3 shall
provide design features that optimize the
pedestrian experience. To comply with this
requirement, development with more than
70 linear feet of frontage along Palmetto
Avenue must provide one or more of the
following:
— Awnings or overhangs over all ground floor
entrances to provide refuge and shade over
the sidewalk along Palmetto Avenue and
to enhance the pedestrian realm. Awnings
should be made of durable, high quality
materials and should not interfere with
the tree canopy, see Table 5-1 for ROW
encroachment standards; and
— One piece of street furnishing within the
setback area for each 15 linear feet of
street frontage, which may include seating,
ornamental planting boxes, informational
kiosks, bicycle racks, and trash/recycling
receptacles integrated into front setbacks.
DS-4 Corner Lots. On corner lots where one
side is in the Active Ground Floor Overlay,
require ground floor activating strategies
to wrap the building so that they are also
applied to the ground floor frontage along
the intersecting street.
DS-5 ROW Encroachments. Architectural features
at the ground level such as porches and
stoops may project up to 6 feet into the
required setbacks mentioned in Table 5-1
and Table 5-2, but cannot encroach into
the public right-of-way without a variance.
Architectural features such as balconies,
bay windows, and awnings may project up
to 6 feet over the property line, but in no
case beyond the face of the curb, if located
at least 10 feet above sidewalk grade.
Active ground floors have details that encourage people to spend more time browsing, shopping, and interacting with their surroundings.
Visible stoops and entryways can help give the streetscape a friendlier feel while maintaining resident privacy.
5-12 | CHAPTER 5
DS-6 Ground Level Residential. Where corner
lot residential buildings on Palmetto
Avenue and Francisco Boulevard front
onto east-west streets, provide attractively
landscaped setbacks, as seen in Figure 5-2.
DS-7 Residential Entrances. Primary residential
entries, either individual or shared, shall
— Face a public street or pedestrian path;
Individual entrances at the ground
oor to provide ‘eyes on the
street’ and a sense of individualism
Landscaped
Setback
Street Lighting
Articulated entries with stoops,
porches, recessed windows, bay
windows, and balconies
Step back upper oors to
ensure sunlight access on the
street below
— Incorporate projections (porch, steps, bay
window, etc.), and recesses. All stoops shall
be elevated by a minimum of 18 inches to
provide a sense of privacy for residents and
human comfort for pedestrians; and
— Where the finished floor elevation is
more than three feet above the sidewalk
elevation, the elevation change shall
be landscaped, terraced, punctuated
with staircases at least every 25 feet, or
otherwise treated with a transitional design
feature.
DS-8 Finished Floor Height. The finished floor
level of ground floor residential units must
be within four vertical feet of the closest
sidewalk.
Figure 5-2: Ground Level Residential
SHARP PARK SPECIFIC PLAN
ATTRACTIVE SHARP PARK: URBAN DESIGN AND PUBLIC REALM | 5-13 Min. 40 ft depth
Min. 15 ft
oor to oor
Figure 5-3: Ground Level Commercial
Figure 5-4: Ground Floor Retail Transparency
DS-9 Ground Level Commercial.
— The ground floor of buildings identified
for commercial uses shall have visually
permeable shop frontages with large
windows.
— The depth of ground floor commercial space
shall be a minimum of 40 feet, or 10’ less
than the lot depth for parcels less than 50’
deep, with minimum floor-to-floor height
of 15 feet, and with adequate HVAC and
electric wiring to enable use by a range of
commercial uses, as shown in Figure 5-3.
Use recesses, signage and
architectural features to
identify individual retail
establishments.
Minimum transparency
requirement applies on the
rst 20 linear feet of the
ground
oor frontage along
the intersecting street.
Minimum 60% transparency
between 3 feet and 8 feet
above sidewalk.
3 ft
8 ft
20 ft
Active Frontage
DS-10 Transparency. Ground floor facades of
non-residential development on streets in
the Active Ground Floor Overlay (Figure
3-4) shall have clear, untinted glass or other
glazing material that allows views of indoor
space between a height of 2.5 and 7 feet
above grade, as shown in Figure 5-4.
5-14 | CHAPTER 5
When a building’s floors “step back”, they often can’t be seen from the street, reducing the appearance of height. Stepping back floors after 2-3 stories also creates a cohesive building plane at street level that helps to blend newer, taller buildings with existing buildings.
BUILDING HEIGHT, MASSING, AND
ARTICULATION
Building height, massing, and articulation guidelines
introduce a scale of development appropriate to the
desired character of Sharp Park and add visual interest and details to new buildings. The following strategies will help prevent construction of large, boxy, blank buildings that compromise the pedestrian
experience, and will encourage variation in building
form to achieve a varied and engaging pedestrian
environment.
Transitional standards apply where development
immediately abuts uses designated as Low Density
Residential, Medium Density Residential or High
Density Residential land use designations. The
intent of transitional standards is to ensure that new
development fits into existing neighborhoods with a
cohesive urban form, to provide transition between
higher-density and lower-density areas.
HEIGHT
Height is an important component in increasing vibrancy and activity, as well as a tool to make multifamily and affordable housing types
more feasible. Additional height can also free
up ground area for additional public realm
improvements such as outdoor seating or
dining. Because parcels in Sharp Park are small,
a Mixed Use Center (MUC) designation would
require heights over 35 feet to achieve its development potential. Other factors would determine the final design and density of buildings, including parking type of commercial development and unit size, and design requirements.
The Sharp Park Specific Plan balances this
height increase with design standards that help
minimize the effects of shadow and “blend” new
development with existing buildings, including
stepbacks, daylight plane, transitional standards
and other techniques.
Guiding Policies
5-G-12 Building Design. Require building designs
to establish both variety and harmony, a
pleasing eclecticism across each single
development and throughout the wider
Planning Area. New development should
honor the area’s character, history, and
coastal locale.
5-G-13 Building Heights. Building heights
should accommodate density but still be
compatible with existing development in
the Planning Area.
5-G-14 Building Form. Encourage variation in
building form to reduce apparent bulk of
buildings and create a varied and engaging
pedestrian environment.
Implementing Policies
5-I-33 Building Massing. Building mass and
surfaces should be articulated with threedimensional elements (such as variations in building height, façades and finishes) that
create a visual play of light and shadow and
reduce the apparent bulk of buildings.
SHARP PARK SPECIFIC PLAN
ATTRACTIVE SHARP PARK: URBAN DESIGN AND PUBLIC REALM | 5-15 Overhangs
Overhangs
Recesses at Entries
Variation in Roof Levels
Windows
Articulation
5-I-34 Transitions. Ensure smooth transitions
in building height between northsouth corridors and existing residential neighborhoods along east-west streets as
described in Table 5-1.
5-I-35 Stepbacks. Encourage upper-story
stepbacks to incorporate features that
activate the setback areas, such as
balconies, terraces, living roofs, and
greenery as described in Table 5-1.
5-I-36 Corner Buildings. Emphasize and highlight
architectural features at block corners
through changes in height, massing, or
materials, or by introducing public plazas
and grand entries.
5-I-37 Street Wall. As much as possible, establish
a continuous and uniform street wall with
minimal setback along Palmetto Avenue,
unless space between the building
and sidewalk is to be used for outdoor
pedestrian spaces such as plazas and
forecourts. See Table 5-1 and Policy 3-I-12
for more information.
Design Standards
DS-11 Architectural Features. Buildings shall
include architectural design features that
create visual interest and avoid a largescale, bulky or “boxlike” appearance, as shown in Figure 5-5. Different ways that this
requirement may be met include but are not
limited to those listed below:
— Variety in Wall Plane. Exterior building walls
vary in depth and/or direction. Building walls
exhibit offsets, recesses, or projections with
significant depth, or a repeated pattern of
offsets, recesses, or projections of smaller
depth.
— Variety in Height or Roof Forms. Building
height is varied so that a significant portion
of the building has a noticeable change in
height; or roof forms are varied over different
portions of the building through changes in
pitch, plane, and orientation.
— Incorporation of Architectural Detail or
Vegetative Elements into Façade Design.
The building façades incorporate details
such as window trim, window recesses,
cornices, belt courses, changes in material,
or other design elements, including
landscaped terraces or green/living walls,
in an integrated composition. The use of
materials, textures, and colors enhance
architectural interest and emphasize details
and changes in plane.
Figure 5-5: Architectural Features
DS-12 Consistent Articulation.
Buildings shall maintain
the façade’s degree of
architectural articulation and
consistent finishes on all
sides.
1914 Palmetto 1922 Palmetto
1926 Palmetto
5-16 | CHAPTER 5
BUILDING ORIENTATION, ENTRIES,
AND FACADES
Building orientation and the design of entries and
façades are integral to how we access and use buildings. Windows, doors, awnings and entry plazas are the key elements that define a building’s orientation
and determine its approachability. The placement
and design of such elements greatly affect how we
experience and identify with the built environment.
Guiding Policies
5-G-15 Pedestrian Scale. Develop a walkable and
highly navigable area with pedestrianscaled design features and a safe and engaging public realm.
Implementing Policies
Overall
5-I-38 Historic Design. Incorporate elements
of historic-age buildings, such as the
1914, 1922, and 1926 Palmetto buildings,
into new projects to impart heritage and
character where feasible and not in conflict
with promoting Sharp Park development
and housing affordability. Examples
include siding materials; window and door
treatments; proportion of façade area as
glazing; roofline; and, other similar desirable
architectural elements along 1914-1926
Palmetto Avenue.
5-I-39 1914, 1922, and 1926 Palmetto Buildings.
The existing building facades of the 1914,
1922, and 1926 Palmetto buildings (also
known as 1922, 1926, and 1932 Palmetto
Avenue) shall be retained, unless granted
an exception by the Planning Commission.
In determining whether an exception shall
be granted, the Planning Commission
shall consider whether the project has
incorporated an appropriate combination
of the following elements from these three
buildings: siding materials; window and door
treatments; proportion of façade area as
glazing; roofline; and, other similar desirable
architectural elements. These same
elements shall be incorporated into the
design of any new buildings constructed on
these sites.
Orientation
5-I-40 Building Orientation. Orient buildings
parallel to street frontages and public
pedestrian pathways to create a continuous
street presence and support pedestrian
interconnectedness.
5-I-41 Retail Orientation. Retail uses must be
located on the ground floor oriented to
plazas, pathways, and public streets.
5-I-42 Residential Orientation. Street-facing
residential units should be designed such
that windows of primary living areas face
the street.
Building Entries
5-I-43 Primary Building Entries. Primary building
entries, either individual or shared, shall
be prominent and easy to identify; shall
face a public street; and shall incorporate
projections (porch, stoop, bay window, etc.),
and recesses. Landscaping, overhangs,
and canopies should not obstruct views or
access to entrances but should frame and
clearly define entrances.
5-I-44 Residential Entrances. Any ground floor
residential units facing a street shall have
an entry that faces the street.
1914, 1922, and 1926 Palmetto buildings (also known as 1922, 1926, and 1932 Palmetto Avenue
SHARP PARK SPECIFIC PLAN
ATTRACTIVE SHARP PARK: URBAN DESIGN AND PUBLIC REALM | 5-17 Entrance facing street
and parallel to street
Corner
entrance
Street
45º
5-I-45 Corner Buildings. Facilitate corner buildings
to have distinct architectural features and
defined building entrances at the corner
to animate the intersection and facilitate
pedestrian flow, as shown in Figure 5-6.
Where two streets are equally important,
both streets should be considered as
primary frontages.
Figure 5-6: Corner Building Entrances
to each retail establishment, through
recesses, enhanced materials, signage
and architectural features that are
integral components of the building.
5-I-49 Vertical Projections. All street-facing
facades must include vertical projections
or recesses such as pilasters, porches,
decks, bay windows, entry recesses, and
other details that provide architectural
articulation and design interest.
5-I-50 Window Design. Window designs shall
differentiate the various components
of the building (e.g. ground floor
retail spaces, stair towers, corners, or
residential units). Window frames, sills,
and/or recesses should be used to add
visual interest.
5-I-51 Eyes on the Street. Orient active tenant
spaces and windows toward the primary
street to engage pedestrian interest and
to maximize safety by encouraging ‘eyes
on the street’.
5-I-52 Screening. Screen utility structures,
mechanical equipment, trash containers
and rooftop equipment appurtenant
to buildings with either landscaping or
fencing. Screens should be consistent
with the building design or site
landscaping.
Materiality and Color
5-I-53 Materiality. Building façades shall
be constructed of high quality and
durable materials suitable for coastal
environments such as stone, brick, tile,
wood or wood shingle, glass, siding, and
metal. Use of stucco should be minimized
and aluminum mesh is discouraged as a
balcony material. Ground floors shall use
high quality materials with texture.
Facades
5-I-46 Articulation. Buildings shall maintain the
façade’s degree of architectural articulation
and consistent finishes on all sides.
5-I-47 Façade Pattern. Façade elements must
establish building scale and pattern, using
architectural techniques such as clustering
or aligning windows and doors to form
a regular pattern. Horizontal building
elements should be roughly aligned (within
3 feet of height) with others in the same
block.
5-I-48 Ground Floor Façades. Ground floor
facades shall be designed to give identity
5-18 | CHAPTER 5
5-I-54 Color. Changes in material or color shall
always be accompanied by a change
in plane at an inside corner (e.g., walls
separated by 90 degrees) or separated by a
significant architecturally integrated feature
or reveal. Color contrast is encouraged to
create contrast and accentuate architectural
forms and features.
5-I-55 Façade Visibility. Buildings shall maintain
facade quality of architectural articulation
and finishes on all sides of a building
that is visible to the public. Some of the
architectural features of the main facade
shall be incorporated into the rear and side
elevations.
Design Standards
DS-13 Consistent Street Frontage. Maintain a
consistent street frontage along the length
of Palmetto Avenue, with development
brought to the property line and parking
located at the side or rear of parcels (see
Table 5-1 and 5-2 for specific development
standards). Sidewalks, street trees, and
pedestrian amenities are to be consistent
and included within the right-of-way.
DS-14 Blank Walls. No walls facing Palmetto
Avenue may run in a continuous plane
for more than 15 feet without an opening,
as stated in Table 5-1 and 5-2. Openings
fulfilling this requirement shall have
Maximum 15 ft. between openings
for walls facing streets.
Openings shall have transparent glazing and
provide views into active spaces or window
displays at least 3 ft. deep.
Figure 5-7: Street Walls
transparent glazing and provide views into
work areas, display areas, sales areas,
lobbies, or similar active spaces, or into
window displays that are at least three feet
deep, as shown in Figure 5-7.
PARKING DESIGN
Parking is a key component of development in the
Planning Area. It requires accessible pathways to and
from destinations, transit, and building entrances.
The design of parking—whether surface or structured—directly impacts the built environment, both physically at the development scale, as well as visually at the pedestrian scale. Considerations for high quality design of parking throughout the Planning
Area should be integrated into all new development.
A majority of the existing surface parking lots in the
Planning Area are located in front of the buildings,
disrupting the sidewalks as shown in Figure 4-2. (For
policies related to parking management, please see
Chapter 4, Mobility and Parking).
Guiding Policy
5-G-16 Parking Design Balance. Balance vehicle
access to parking with design that creates
a safe, attractive, and pedestrian-oriented
streetscape.
Implementing Policies
Visibility
5-I-56 Street Frontage. Design parking in a way
that minimizes its street frontage and
visibility from the street.
SHARP PARK SPECIFIC PLAN
ATTRACTIVE SHARP PARK: URBAN DESIGN AND PUBLIC REALM | 5-19 5-I-57 Corner Lots. On corner lots where one side
fronts Palmetto Avenue, require entrances
to parking along the intersecting street.
5-I-58 Loading Areas. Loading and service areas
shall not be visible from streets in the Active
Ground Floor Overlay (Figure 3-3) and
shall be located at the rear of a property, in
structures, or in the interior of blocks.
5-I-59 Parking Landscaping. Require landscaping
of parking facilities (including surface lots
and structures), with the objectives of
screening vehicles from the public rightof-way, providing adequate shading, and allowing adequate area to be dedicated for
stormwater treatment.
5-I-60 Façade Articulation. Design structured
parking façades to appear as architecturally
attractive extensions of the primary building
or of nearby buildings.
5-I-61 Blank Walls. Discourage blank walls for
structured parking, particularly at the
ground-floor level. Where blank walls
are unavoidable, use public art, seating,
landscaping, facade textures, or layers of
different materials to mitigate the visual
impact of the blank wall.
Location and Access
5-I-62 Location. Where possible, locate parking
behind buildings, below grade, or
encapsulated within buildings to reduce
visual impact.
5-I-63 Pickup/Drop-off space. Encourage curbspace designated for short-term pickup and drop-off in support of delivery, taxi and ride
hailing services.
5-I-64 Auto Access. Auto entries shall be located
in a manner that minimizes pedestrian/auto
conflicts.
5-I-65 Pedestrian Access. Design clearly-marked,
separated, and accessible pedestrian
walkways in surface parking areas to
reduce conflicts between pedestrians and
motorists.
5-I-66 Bicycle Parking Location. Locate short- and
long-term bicycle parking near building
entrances and exits, and ensure that it is
secured and weather protected. It shall
be readily accessible and visible from the
street level.
Design Standards
DS-15 Parking Location. No more than half of a
building frontage along the street should
be taken up by a garage or surface parking.
Where residential lots are wider than 30
feet, garages should be located to the side
or rear rather than fronting the street to the
greatest extent feasible.
DS-16 Small Lot Residential Parking. Garages are
not required for residential lots narrower
than 30 feet.
DS-17 Parking Access. On streets in the Active
Ground Floor Overlay (Figure 3-3), parking
shall be accessed from a side street or alley
whenever possible.
DS-18 Blank Walls. Blank walls at the ground level
of structured parking should be no more
than 20 feet in length.
An example of parking landscaping in Redwood City
5-20 | CHAPTER 5
COASTAL VIEWS
Coastal views are considered resources of public
importance under the California Coastal Act. Per the
existing Local Coastal Program, there are three designated coastal view corridors in the Planning Area, looking down Paloma Avenue, Salada Avenue, and
Clarendon Road to the ocean, shown in Figure 5-8.
The vantage point at the top of the bluff where the
Horizons West Apartments are located offers stunning views of the ocean and the surrounding city, and between existing buildings and trees, glimpses
of ocean to the west and to the surrounding hillsides
to the east can be found along Palmetto Avenue,
though these are not protected views. Views of
other important community landmarks, like the Pacifica Beach Park, the Pacifica Municipal Pier, and the Sharp Park Golf Course exist along Beach Boulevard.
While the Sharp Park Specific Plan allows buildings
up to five stories tall, buildings are required to have upper level stepbacks above the second floor along
east-west streets to minimize any potential view
impacts.
Guiding Policies
5-G-17 View Protection. Promote physical and
visual connections to the ocean to protect
the scenic seaside quality of Sharp Park.
Implementing Policies
5-I-67 View Corridor Preservation. Minimize
blockage of coastal view corridors by
buildings, signage and landscaping.
5-I-68 Coastal View Preservation. New
development at the 2212 Beach Boulevard
site shall incorporate design elements
such as stepbacks, setbacks and eastwest pedestrian connections to preserve coastal views from sites at higher elevations
such as areas along Hilton Way and Pacific
Avenue.
Design Standards
DS-19 East-West Corridor Stepbacks.
Development fronting an east-west street
along view corridors shown in Figure 5-8
must step back from the street frontage a
minimum of 10 feet above the second floor
as described in Table 5-1.
DS-20 ROW Encroachments. Architectural features
at the ground level such as porches and
stoops may project up to 6 feet into the
required setbacks (mentioned in Table 5-1
and Table 5-2) but cannot encroach into
the public right-of-way without a variance.
Architectural features such as balconies,
bay windows, and awnings may project up
to 6 feet over the property line, but at no
point shall be allowed beyond the face of
the curb, if located at least 10 feet above
sidewalk grade.
DEVELOPMENT STANDARDS
The Sharp Park Specific Plan is implemented through
policies and development standards listed in this
Plan. Tables 5-1 and 5-2 outline the specific development standards for each land use designation within the Plan Area. Compliance with these standards is
required of all new development.
Figure 5-8: Coastal Views
FRANCISCO BLVD
OCEANA BLVD
PALMETTO AVE
PALOMA AVE
BEACH BLVD
CLARENDON RD
PACIFIC AVE
SALADA AVE
MOANA WAY
CARMEL AVE
SAN JOSE AVE
BRIGHTON RD
MONTECITO AVE
SANTA ROSA AVE
SANTA MARIA AVE
HILTON WAY
TALBOT AVE
MIRADOR TER
KOHALA AVE
SHOREVIEW AVE
CARMEL AVE
LAKEVIEW AVE
PACIFIC AVE
PALOMA AVE
Pacific Ocean
EUREKA DR
Sharp Park
Beach
Sharp Park
Golf Course
Oceana
High School
Ingrid B.
Lacy Middle
School
City
Hall
Library
Palmetto
Park
CLARENDON RD
FRANCES AVE
Pacifica
Beach
Park
Eureka
Square
Shopping
Center
Pacifica Pier
BEACH BLVD
Pedestrian
Bridge
1 0 250 500 1,000
Feet
Coastal View Corridors
Scenic Routes
Study Area Parcels
Sharp Park Specific Plan
Figure 5-8: Views
Source: City of Pacifica, 2019; San Mateo
County, 2019; Dyett & Bhatia, 2019.
Table 5-1: Development Standards – Mixed Use Designations
LAND USE MIXED USE CENTER (MUC) MIXED USE NEIGHBORHOOD (MUN) Lot Intensity/Density
Minimum Lot Width (ft)1 50’ 50’
Maximum Lot Coverage 60% 60%
Maximum Density 50 du/ac 30 du/ac
Height
Maximum Building Height 55’
*max height 45’ north of San Jose Ave unless affordable housing is included in the development 45’
Minimum Ground Floor Height
(Non-Residential Uses)
15’ 15’
Building Placement
Minimum Setback
(or maximum if specified)
Front 5’ (10’ max) 5’ (10’ max)
Street Side 5’ (10’ (max) 5’ (10’ max)
Interior Side 3’ (5’ max) 3’ (5’ max)
Rear 15’ 15’
Building Form
Upper Story Stepbacks 10' minimum stepback above the 2nd story. Above 4 stories, buildings must maintain a daylight plane of 45 degrees as shown in Figure 5-9.
Rear Stepbacks Maintain daylight plan of 60 degrees above 35’ when adjacent to Low, Medium or High Density Residential Land Use designations as shown in Figure 5-10.
Façade Articulation Depth Minimum 12“
Blank Wall (along Palmetto Avenue) Maximum 15' blank wall between openings First Floor Transparency For commercial, minimum 60% of ground floor wall area between 3’ and 8’ above sidewalk shall be of clear, transparent, and non-reflective glass.
Building Projection Depth Maximum 3'
Building Projection Height12 Minimum 10 feet above sidewalk grade Awning/Canopy Projection Maximum 5'
Awning/Canopy Height Minimum 10 feet above sidewalk grade Screening of Utilities Utilities shall be screened so as not to impact the attractiveness and safety of the pedestrian realm. They should be located away from primary pedestrian areas to the side or rear of buildings, on rooftops, or in the interior of the building or parking garage Open Space and Landscaping
Minimum Usable Open Space (s.f,/
unit)
100 s.f./unit
*up to 50% of which can be combined as common open space, which can be at any level 100 s.f./unit
*up to 50% of which can be combined as common open space, which can be at any level
Minimum Landscaped Area 20% of area within 10’ of front property line 50% of area within 5’ of rear property line
20% of area within 10’ of property
line
50% of area within 5’ of rear property line
Lighting
Height Maximum height of 12’ for pedestrian-oriented down-lighting along sidewalks and pathways Brightness Exterior lighting shall be limited to 0.5 foot-candles maximum, and shall not oscillate or flash 1 Nonconforming lots that are narrower than the required minimum width may develop consistent with other standards governing the design of development.
12Projections should not interfere with necessary public infrastructure such as existing trees, lamp posts, or other utility poles. 5-22 | CHAPTER 5
SHARP PARK SPECIFIC PLAN
ATTRACTIVE SHARP PARK: URBAN DESIGN AND PUBLIC REALM | 5-23 Figure 5-9: Upper Story Stepbacks
Figure 5-10: Rear Stepbacks Property Line
55 ft.
5-10 ft.
Front Setback
45° Daylight Plane
10 ft Minimum 10 feet
stepback above 2nd story
Mixed Use Commercial/Mixed Use Neighborhood
front Stepbacks
Property Line
35 ft. (max. height)
55 ft.
35 ft.
5 - 20 ft.
Side/Rear
Setback
15 ft.
Rear
Setback
MUC BUILDING SHOWN; GREATER
HEIGHT LIMIT (55’) ALLOWED IF
AFFORDABLE HOUSING INCLUDED
IN DEVELOPMENT
60° Daylight Plane
Mixed Use Commercial/Mixed Use Neighborhood
where abutting Residential Land Uses
Table 5-2: Development Standards – Residential Designations
LAND USE LOW DENSITY RESIDENTIAL MEDIUM DENSITY RESIDENTIAL HIGH DENSITY RESIDENTIAL Lot Intensity/Density
Minimum Lot Size (sq ft) 5,000 sq ft 5,000 sq ft 7,500 sq ft Minimum Lot Width (ft) 50’ 50’ 50’
Maximum Lot Coverage 40% 60% 60%
Height
Maximum Building Height 35’ (the maximum height for a detached accessory building shall be 12’) Building Placement
Minimum Setback
(or maximum if specified)
Front 15’ (minimum front setback to a garage entrance shall be twenty 20′) Street Side 10’
Interior Side 5'
Rear 20' 1
Open Space and Landscaping
Minimum Usable Private Open
Space (sq ft/unit)
500 400 300
Minimum Landscaped Area 20% 25% 30%
Lighting
Height Maximum height of 12’ for pedestrian-oriented down-lighting along sidewalks and pathways Brightness Exterior lighting shall be limited to 0.5 foot-candles maximum, and shall not oscillate or flash 1 For SB9 lot splits, additional or different standards may apply. See City Zoning Ordinance for details. 5-24 | CHAPTER 5
Livable Sharp Park:
Public Facilities and Infrastructure
6 Well-functioning infrastructure systems are an
essential part in making Sharp Park a livable community. These systems include adequate public facilities, services, and utilities that give everyone the chance to learn, feel safe, and support daily functions. This chapter analyzes Sharp Park’s community educational and recreational resources, responsive
emergency services, and utilities infrastructure network that supports the Planning Area, including the water supply and distribution system, the sanitary
sewer system, and the stormwater drainage system.
6-2 | CHAPTER 6
6.1 PUBLIC SERVICES
Public safety services rooted in community-based
approaches help to ensure neighborhoods remain
safe, engaged, and ready to respond in the event of
an emergency. This section describes goals and policies for adequate police and fire services in Sharp Park.
POLICE
The Pacifica Police Department (PPD) is responsible
for the protection of life and property within the city and provides a variety of law enforcement services
and programs, including response to public safety
calls, traffic safety and security for public events,
and other community programs. The PPD handles
dispatch services on evenings and weekends for the
Department of Public Works and the North Coast
County Water District (NCCWD) and participates
when needed in the Northern San Mateo County
Gang Task Force and the San Mateo County Narcotics Task Force. The department has assigned officers to schools to help strengthen the relationship between schools, students, and the police.
The Police Department serves the City from its station at 2075 Coast Highway. The station is deemed adequate to support a sufficient level of service for
future population growth in the Planning Area.
FIRE
The cities of Brisbane, Daly City, and Pacifica are
members of the North County Fire Authority (NCFA),
a Joint Powers Authority established in 2003. The
NCFA provides both emergency response and
non-emergency public safety services to the three
cities and their 185,000 people in its service area.
Two of the NCFA’s nine fire companies are in Pacifica: Fire Station 71, at 616 Edgemar Avenue, serves the north end of Pacifica, while Fire Station 72, at
1100 Linda Mar Boulevard, serves the south end.
The NCFA has a four-minute travel time for first due
fire company to 90 percent of calls for fire service,
and an eight-minute travel time for all apparatus
on-scene for fire calls for service. The Sharp Park
neighborhood is within a four-minute travel area and
is located approximately 0.6 miles from Fire Station
71. Beach
Boulevard
Property
North Coast
Water District
Headquarters
Pacifica
Resource Center
Engineering & Public
Works Department
Fire Station #71
EDGEMAR AVE
MCINNEY AVE
MILAGRA DR
BRUCEWAY
MILLER AVE
AVALON DR
ARROYO DR
CONNEMARA DR
AVALON DR
OCEANA BLVD
PALMETTO AVE
FRANCISCO BLVD
OCEANA BLVD
PALMETTO AVE
PALOMA AVE
BEACH BLVD
CLARENDON RD
PACIFIC AVE
SALADA AVE
MOANA WAY
CARMEL AVE
SAN JOSE AVE
BRIGHTON RD
MONTECITO AVE
SANTA ROSA AVE
SANTA MARIA AVE
HILTONWAY
TALBOT AVE
MIRADORTER
KOHALA AVE
SHOREVIEW AVE
SHELL ST
CARMEL AVE
LAKEVIEW AVE
PACIFIC AVE
PALOMA AVE
Pacific Ocean
EUREKA DR
Sharp Park
Beach
Sharp Park
Golf Course
Oceana
High School
Ingrid B.
Lacy Middle
School
City
Hall
Library
Palmetto
Park
CLARENDON RD
FRANCES AVE
Pacifica
Beach
Park
Eureka
Square
Shopping
Center
Pacifica Pier
BEACH BLVD
Pedestrian
Bridge
ÆÃ1
0 250 500 1,000
Feet
Public School
Community Facility
Fire Station
Park and Recreation
Sharp Park Specific Plan
FFigure 6-1: Emergency and Community Facilities igure 6-1 Emergency and Community Facilities 6-4 | CHAPTER 6
Guiding Policies
6-G-1 Police and Fire. Provide responsive police
and fire services that ensure a high level of
public safety.
6-G-2 Safety and Building Design. Ensure that
new development adequately addresses
public safety considerations in building
design and site planning.
Implementing Policies
6-I-1 Police Services. Ensure that the PPD has
adequate police staff and equipment to
serve future growth and new development
in Sharp Park.
6-I-2 Fire Services. Ensure that the NCFA has
adequate staff and equipment to serve
future growth and new development in
Sharp Park.
6-I-3 Fire Flow. Ensure that fire flow capacity is
adequate for new development and that
necessary improvements, such as fire
access roadways and fire hydrants, are
installed and in service prior to building
construction.
6-I-4 Fire Services and Height. Ensure fire
services have the capacity to serve fourand five-story buildings prior to approval or construction of buildings of that height.
6-I-5 Emergency Egress. Ensure that all new
development in the Planning Area has
adequate emergency access.
6.2 COMMUNITY AND
EDUCATIONAL
FACILITIES
SCHOOLS
Educational services are important components of
civic life. This section discusses goals and policies
for the Sharp Park Specific Plan Area’s schools and
libraries. While there are no schools in the Panning
Area, Ingrid B. Lacy Middle school (part of Pacifica
School District) is located just to the north of Sharp
Park, and Oceana High School (part of Jefferson
Union High School District) lies to the northeast.
According to the 2018-2019 Pacifica School District Enrollment Projection Study, it experienced a flat level of student enrollment from 2008/2009 to
2018/2019. While the District is expected to experience some enrollment growth that will exceed existing classroom capacity during the ten-year projection period of 2019-2029, enrollment District-wide is expected to be generally flat or negative overall. The
2018-2019 adjusted student generation rate used
in this study was 0.18 students per housing unit for
multi-family attached units. This student generation
rate estimates that 49 students would result from
new development in Sharp Park.
Jefferson Union High School District’s Enrollment
Projection Study uses a 2019-2020 adjusted student generation rate of 0.11. Oceana High School’s student population has stayed relatively flat over the
past five school years. Pacifica’s projected growth
inclusive of growth projected in the Sharp Park Specific Plan is anticipated as part of their 2020 developer fee study. It is expected that current capacity at PSD and JUHSD should accommodate this additional growth.
LIBRARIES
Libraries remain a crucial learning and gathering
place for communities across the country. Pacifica is served by the San Mateo County Library (SMCL), a system with 12 branch libraries, and is
the only member with two library branches. The
SHARP PARK SPECIFIC PLAN
LIVABLE SHARP PARK: PUBLIC FACILITIES AND INFRASTRUCTURE | 6-5 Pacifica-Sharp Park Library is located within the Planning Area. In Pacifica, nearly two-thirds of residents visit at least one branch every year.
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 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 two-thirds 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.
The Sharp Park Library is envisioned as a new, larger
25,000 square foot building and would remain a
full-service branch. The new building would be ADA
accessible and include expanding the digital and
physical collections, increased access to the latest
technologies, dedicated teen and children’s gathering spaces, group study rooms, community meeting spaces, and a collaboration/maker space. A new
library facility will provide a much-needed community resource and gathering place.
Guiding Policy
6-G-3 Community and Educational Facilities.
Ensure accessible, high-quality educational
and library facilities that contribute to a
high quality of life.
Implementing Policies
6-I-6 Sharp Park Library. Support efforts to
complete development of the two-branch
library system strategy, with one new large
full-service branch in Sharp Park.
6-I-7 School Facilities. Work closely with the
Pacifica school districts to ensure the
future student population of Sharp Park can
be accommodated adequately in public
schools.
6-I-8 Safe Routes to School. Work with project
proponents of residential and mixed-use
developments to create and/or improve
safe routes to nearby schools. This policy
is also included in Chapter 4, Mobility and
Parking.
Musical Storytime at the Pacifica-Sharp Park Library. Image credit: San Mateo County Libraries via Flickr
6-6 | CHAPTER 6
The City of Pacifica’s General Plan 2040 park standards, shown in Table 6-1, are intended to meet the needs for active and passive recreation and enjoyment. 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. Beyond this fee, the
General Plan 2040 includes a policy to 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. The Sharp Park area is primarily
built out and lacks parcels of the appropriate size to
accommodate new park acreage. Because of Sharp
6.3 RECREATIONAL FACILITIES
Parks and recreation facilities provide community
gathering places, opportunities for relaxation, and
enjoyment of the natural environment. The City owns
the 0.1-acre Palmetto Mini-Park at Palmetto Avenue
and Brighton Road, which contains a play structure.
In addition to this small space, Sharp Park also offers several special facilities, including the Beach Boulevard Promenade, a popular walking and jogging destination. Just outside the Planning Area’s eastern
edge, Pacifica Beach Park and Sharp Park Beach,
includes picnic tables and access to the Pacifica Pier, one of the Bay Area’s most popular places to fish.
To the south of the Planning Area is the 400-acre
Sharp Park Golf Course, which provides 18 holes of
golf at a low-cost and reduced greens fees for Pacifica residents.
Currently in the design phase, plans are underway
to create a public plaza along Beach Boulevard at
Pacifica Beach Park, which will rejuvenate the sandy
regions adjacent to the Beach Boulevard Promenade between Birch Lane and Clarendon Road. This project is included in Pacifica’s 2021-20126 Capital
Improvement Plan. Amenities being considered for
installation include exercise furnishings, hard-scaped
plaza, bicycle parking, sea animal artwork, and new
benches.
Table 6-1: Pacifica Park Standards
GENERAL PLAN STANDARDS
CLASSIFICATION1 SIZE RANGE SERVICE AREA ACRES/1000 PERSONS2 Lot Intensity/Density
District Parks 20 – 100 acres 1/2 to 3 miles 1.5 to 2.25 Neighborhood Parks 3 – 20 acres 1/4 to 1/2-mile 1.5 to 1.75 Pocket Parks 2500 sq. ft. - 1 acre Subneighborhood 0.15 to 0.25 Special Facilities NA City 0.15 to 0.25
School Playfields 4 - 30 acres 1/4 to 1/2-mile 2.0 to 3.0 Total 6.3
Notes:
1. Pacifica also includes 2,932 acres of regional park land and beaches.
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 41,050 in 2040, and 5 acres of parkland per 1,000 residents provided for new development.
SHARP PARK SPECIFIC PLAN
LIVABLE SHARP PARK: PUBLIC FACILITIES AND INFRASTRUCTURE | 6-7 Park’s proximity to the coast, beaches and outdoor
space and other parks outside of the Planning Area
reasonably make up this park shortage.
In addition to new public gathering places such as
plazas, parklets, and other smaller green spaces, the
Sharp Park Specific Plan seeks to supplement public
open space with private common open space—such
as courtyards, roof decks, and terraces—in residential
projects. Furthermore, maintaining direct, pleasant,
and safe access to existing and planned parks that
surround the Planning Area is an important aspect of
the Specific Plan. Standards and guidelines for these
spaces are found in Chapter 5, Urban Design and
Public Realm.
Guiding Policies
6-G-4 Expand Recreation Opportunities. Expand
gathering and recreational opportunities at
an appropriate scale for the Planning Area.
6-G-5 Bike and Trail Connections. Connect
to local and regional bikeways and trail
networks to the greatest extent possible.
Implementing Policies
6-I-9 Private Open Space. Encourage private
common open space as part of all new
residential developments of more than five
units.
6-I-10 Public Spaces in New Development.
Incorporate public space at the 2212 Beach
Boulevard project, Eureka Square, and the
new Library site. This policy is also included
in Chapter 3, Land Use.
6-I-11 Trail Wayfinding. Incorporate wayfinding
and other public amenities such as
educational signage to the Coastal Trail.
6-8 | CHAPTER 6
6.4 INFRASTRUCTURE
WATER SUPPLY
The North Coast County Water District (NCCWD) supplies potable water to the Planning Area and most of the City of Pacifica, with a service area of approximately 13.6 square miles and a service population of 38,500. The potable water system is divided into 31
pressure zones, each separated by pressure reducing
valves. At average daily demand, storage capacity in
the District’s 11 water tanks is about 18.25 million gallons (MG), which can supply the NCCWD with water for up to 5.8 days.
The most recent data on current usage and near-term
projections can be found in the 2020 NCCWD Urban
Water Master Plan (UWMP). The UWMP projected a
population estimate for the City of Pacifica of approximately 42,563 people in 2040, or an assumed growth rate of 0.4% per year. Using an assumed annual
demand increase rate of 0.4%, projected annual
demand in 2040 is approximately 1,149 MG. Under the
terms of the contract with the San Francisco Public
Utilities Commission, the District’s maximum supply
(maximum wholesale allocation) is 4,299.2 acre feet
per year (AFY), or approximately 1,401 MG per year.1
This existing allocation is sufficient to meet the needs of the District, including the Sharp Park Specific Plan Area, from the present through 2040.2
WATER CONSERVATION
Following the 2014-2016 drought, the State of California developed the “Making Water Conservation a California Way of Life” framework to address the
long-term water use efficiency requirements called
for in executive orders issued by Governor Brown. In
May of 2018, AB 1668 and SB 606 went into effect,
which built upon the executive orders implementing
new urban water use objectives for urban retail water
suppliers. SB 606 and AB 1668 establish guidelines
for efficient water use and a framework for the implementation and oversight of the new standards, which must be in place by 2022. The bills call for creation
1 North Coast County Water District 2020 Urban Water Management Plan. 2 Ibid.
of new urban efficiency standards for indoor use,
outdoor use, and water loss, as well as any appropriate variances for unique local conditions. The indoor water use standard will be 55 gallons per person per
day (gallons per capita per day, or GPCD) until January 2025; the standard will become stronger overtime, decreasing to 50 GPCD in January 2030. Water use standards for the remaining components will be
adopted by the State Water Resources Control Board
by regulation no later than June 30, 2022. Using the
adopted standards, each urban retail water agency
will annually, beginning January 1, 2024, calculate its own objective.
RECLAIMED WATER
Reclaimed water is previously used water that has
been treated for reuse but has not yet been put to
another use. Once reclaimed water is put to some
purpose it is referred to as recycled water.
The City of Pacifica owns and operates the Calera
Creek Water Recycling Plant (Calera Creek Plant)
which produces tertiary recycled water from Pacifica’s
wastewater collection system. The NCCWD receives
a portion of the total amount of this recycled water
produced annually from the CCWRP, under an Agreement between the City and the NCCWD. The NCCWD began receiving recycled water (effluent) from the
plant and has been delivering the tertiary recycled
SHARP PARK SPECIFIC PLAN
LIVABLE SHARP PARK: PUBLIC FACILITIES AND INFRASTRUCTURE | 6-9 water to recreational and institutional customers for
irrigation use since August 2013. The City owns recycled water infrastructure, or “purple pipe”, that underlies Palmetto Avenue from the 18th hole of the Sharp Park Golf Course to beyond Paloma Avenue. The City
is permitted to irrigate the landscaped streetscape
improvements along Palmetto. Any other private connection would be subject to review and authorization from the NCCWD.
In 2015, the North Coast County Water District officially launched its Recycled Water Residential Fill Station Program, which allows its customers access to water to maintain lawns and gardens that are in need
of additional watering. Recycled water pumps, pipes
and receptacles are painted purple or marked with a
purple sticker to distinguish them ffrom potable water
receptacles. This Plan includes policies that support
expansion of recycled water use in Sharp Park.
WASTEWATER
The City of Pacifica owns and maintains 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. Wastewater flows through 106 miles
of main pipes to five sewer pump stations, and on
to CCWRP, where wastewater is treated. The City’s
topography prevents gravity flow to the plant and
requires pump stations at Rockaway Beach, Linda
Mar, and Sharp Park.
The City of Pacifica has completed construction on
a wet weather flow equalization basin (EQ Basin) in
order to comply with the San Francisco Regional
Water Quality Control Board’s Cease and Desist Order
(CDO) to eliminate capacity related sanitary sewer
overflows by January 1, 2019. Wet weather flows are
diverted to the equalization basin through a system of
overflow weirs that passively divert excessive flows
from the City’s existing collection system into an
influent conveyance pipeline. The 2.1-million-galloncapacity EQ Basin was constructed beneath the Pacifica Community Center parking lot at 540 Crespi
Drive, with underground conveyance piping along
Linda Mar Boulevard and Arguello Boulevard.
The City is in the process of completing Phase II of
the Sewer System Master Plan Update and the Sharp
Park Station Odor Control Upgrade, which will make
the site compatible with any proposed future redevelopment. Other wastewater projects include the relocation of mainline and forcemain at the Sharp Park pump station, as well as an upgrade to the Sharp Park
pump station itself, completed in 2019-2020.
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. The City’s system services 290,000
linear feet of storm drain pipes, and 989 inlets.3
ELECTRICITY AND NATURAL GAS
Pacific Gas & Electric (PG&E) currently provides gas
and electric services to Pacifica homes and businesses in the Sharp Park Specific Plan Area. The utility company obtains its energy supplies from power plants and natural gas fields in northern California and delivers electricity through high voltage transmission
lines. Electrical power is delivered to homes via various distribution feeders located throughout the city.
Peninsula Clean Energy is an alternative renewableenergy electricity provider. Both providers offer clean energy options including significant shares of
3 San Mateo Countywide Water Pollution Prevention Program. Annual Report, 2007-08. August 29, 2008.
6-10 | CHAPTER 6
greenhouse gas (GHG) emissions-free power generation. The availability of electricity and gas services is not expected to become an issue during the Sharp
Park Specific Plan planning horizon since all homes
are located within urban infill areas close to existing development.
SOLID WASTE
Solid waste collection and recycling services in Pacifica and in the Sharp Park Specific Plan Area 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 an ordinance requiring all food
vendors to use biodegradable or compostable service
ware. Both Pacifica and San Mateo County have recycling divisions that provide information to help residents and businesses reduce and divert waste from landfills.
Residential recyclable waste is collected every other
week. Organic waste is collected every week on the
regular garbage day from Pacifica homes. There is no
door-to-door hazardous waste collection service in
Pacifica but residents may drop off household hazardous waste at the Recology of the Coast’s Recycling Yard at no cost.
These existing services are sufficient to meet the
needs of the Sharp Park Specific Plan Area.
SHARP PARK SPECIFIC PLAN
LIVABLE SHARP PARK: PUBLIC FACILITIES AND INFRASTRUCTURE | 6-11 Guiding Policy
6-G-6 Adequate Infrastructure. Manage utility
infrastructure and waste management
systems that are adequate to protect the
health and safety of all current and future
Sharp Park residents and businesses.
6-G-7 Sustainable Development. Encourage
incorporation of sustainable, climatefriendly design features in new development.
Implementing Policies
6-I-12 Water Conservation. Require new
development to meet or exceed NCCWD’s
water conservation requirements.
6-I-13 Recycled Water. Where purple pipe is
accessible to new development, require the
use of recycled water for irrigation where
authorized by the NCCWD.
6-I-14 Utility Provider Coordination. Maintain
and enhance public utility systems in
partnership with utility providers, such as
the NCCWD.
6-I-15 Stormwater Management. Maintain or
enhance stormwater management systems,
including infiltration planters or rainwater
harvesting systems at feasible locations
within the public right-of-way to reduce
storm water runoff flow and volume.
6-I-16 Sharp Park Pump Station. Complete Sharp
Park Pump Station upgrade and odor
control project.
6-I-17 Solid Waste. Protect the quality of the
environment by managing solid waste
generated in the community, and continue
to provide and improve recycling programs.
GREEN/CLIMATE-FRIENDLY
INFRASTRUCTURE
Environmentally sustainable development focuses on
a “whole systems” approach to the siting, orientation,
design, construction, operation, maintenance, renovation, and demolition of buildings and landscapes.
Benefits of green infrastructure include natural
resource conservation, energy efficiency, improved
health of employees and residents, and increased
economic vitality. In 2020, the City of Pacifica
adopted the 2019 California Green Building Code
(CalGreen). California requires applicable projects to
meet the CalGreen Mandatory Provisions (“CalGreen
Mandatory”) found in Title 24, Part 11. CalGreen Mandatory includes green building thresholds in the areas of site development, water efficiency, energy
efficiency, green materials, and indoor air quality.
Other green building strategies to be employed in
the Sharp Park Specific Plan Area include policies
to support electric vehicle charging and bicycle use,
energy and water usage; reduction of waste; and a
greener public realm.
6-12 | CHAPTER 6
Guiding Policy
6-G-8 Sustainable Design. Incorporate green
building, design, and infrastructure
strategies that improve the environment.
This policy is cross-listed with Policy 3-G-4.
Implementing Policies
6-I-18 Signage and Wayfinding. Provide signage
and wayfinding at commercial and
residential developments to increase public
awareness of electric vehicles and bicycles
and support existing users.
6-I-19 Recycled Water. Continue to work
with the NCCWD to expand recycled
water availability for irrigation of public
landscaping and promote awareness of its
residential recycled water program.
6-I-20 Screening. Evergreen shrubs and trees
should be used as screening devices
along property lines, around mechanical
equipment, and to obscure grillwork and
fencing associated with service areas and
parking garages.
6-I-21 Energy Conservation. Encourage private
property owners to partner with the City to
reduce carbon and energy consumption,
including through compliance with the
California Energy Code, green roof design,
or other sustainable design features.
6-I-22 Reuse and Recycling. Divert waste from
landfills by promoting reduction, reuse,
recycling, and composting of materials
during construction and through building
materials selection.
Resilient Sharp Park:
Environmental and Coastal
Resources
7 As an oceanfront neighborhood, resiliency of Sharp
Park will be key in building a community with the
capacity to anticipate and plan for the challenges
of the future. Protection and enhancement of Sharp
Park’s economic, ecological, recreational, and other
community resources is essential to maintain good
health, safety, and enjoyment of all Sharp Park residents, workers, and visitors.
This chapter establishes goals and policies that, in
combination with General Plan and Local Coastal
Program policies and other local, state, and federal
regulations, mitigate the potential negative effects of natural and man-made environmental hazards and
coastal resiliency issues.
7-2 | CHAPTER 7
7.1 HABITAT AND WILDLIFE
VEGETATION AND HABITAT
Pacifica’s varied topography creates a range of habitats in the city, including intertidal areas, beaches, ridges, coastal headlands, woodlands, grasslands,
scrub, creeks, and wetlands. While most of the Sharp
Park area is urbanized and there is little risk of disturbing habitat on land, the beach at Pacifica Beach Park and the rest of the coastline is considered sensitive estuarine and marine wetland habitat.1 Pollution,
contaminated runoff, and trash from urban uses may
be inadvertently swept into the ocean, causing harm
to the habitat. The Sharp Park Golf Course, while
not directly in the Sharp Park Specific Plan Area,
it is considered an environmentally sensitive habitat area, which means that any development along the southern border of the Sharp Park Specific Plan
Area may be limited or require additional mitigation/
impact studies.
SPECIAL STATUS SPECIES
Several species known to occur in the Sharp Park
Specific Plan Area are accorded “special-status” due
to their recognized rarity or vulnerability to various
causes of habitat loss or population decline. Some
of these receive specific protection, as defined in
federal or State endangered species legislation
(“Endangered Species”). Other species have been
designated as “sensitive” based on adopted policies
and expertise of state resource agencies or organizations with acknowledged expertise (“Threatened Species”). A variety of special status species have
the potential to be found in or near the Sharp Park
Specific Plan Area, including the San Francisco
garter snake, the Bumblebee scarab beetle, the San
Francisco Bay spineflower, the hoary bat, and the
saltmarsh common yellowthroat. Figures 7-1 and 7-2
display sensitive habitat and known records of the
occurrence of special-status species in or near the
Sharp Park Specific Plan Area.
1 U. S. Fish and Wildlife Service. National Wetlands Inventory website. U.S.
Department of the Interior, Fish and Wildlife Service, Washington, D.C., http:// www.fws.gov/wetlands/, 2019.
The San Francisco garter snake is a federally listed
Endangered Species, and its habitat area covers
many areas of Pacifica. The federally listed California red-legged frog is a Threatened Species and may be
found just outside the Sharp Park Specific Plan Area
to the east, and within the Sharp Park Golf Course
to the south. In these areas, project-level review and
in-depth biological analysis would be required to
study any potential impacts from development.
Guiding Policies
7-G-1 Biological Resources. Protect and improve
the quality of biological resources and
identified habitat areas in the Sharp Park
Specific Plan Area.
Implementing Policies
7-I-1 Habitat Preservation. Preserve sensitive
habitats and special status species. If
Endangered or Threatened Species are
discovered prior to or during construction
of a development project, require project
proponents to consult a qualified biologist
for proper action and to develop adequate
measures to avoid or mitigate impacts.
7-I-2 Native Plants. Encourage both public and
private entities to plant native or locallyadapted street trees and landscaping in conjunction with installation of green
infrastructure, including living walls, rain
gardens, permeable pavement, and green
roofs, as development occurs.
FRANCISCO BLVD
OCEANA BLVD
PALMETTO AVE
PALOMA AVE
BEACH BLVD
CLARENDON RD
PACIFIC AVE
SALADA AVE
MOANA WAY
CARMEL AVE
SAN JOSE AVE
BRIGHTON RD
MONTECITO AVE
SANTA ROSA AVE
SANTA MARIA AVE
HILTON WAY
TALBOT AVE
MIRADOR TER
KOHALA AVE
SHOREVIEW AVE
SHELL ST
CARMEL AVE
LAKEVIEW AVE
PACIFIC AVE
PALOMA AVE
Pacific Ocean
EUREKA DR
Sharp Park
Beach
Sharp Park
Golf Course
Oceana
High School
Ingrid B.
Lacy Middle
School
City
Hall
Library
Palmetto
Park
CLARENDON RD
FRANCESAVE
Pacifica
Beach
Park
Eureka
Square
Shopping
Center
Pacifica Pier
BEACH BLVD
Pedestrian
Bridge
ÆÃ1
0 1,000 2,000 4,000
Feet
Federally Listed - Endangered Species
San Francisco Gartersnake
Other Species
Hoary Bat
Pappose Tarplant
Saltmarsh Common Yellowthroat
San Francisco Bay Spineflower
American Peregrine Falcon
Bumblebee Scarab Beetle
Potential Environmentally
Sensitive Habitat Areas
Wildlife Movement Corridor*
High Value/Further Analysis
Needed Prior to Development
Highways
Study Area Parcels
Sharp Park Specific Plan
Figure 7-1: Sharp Park Sensitive Species
* 100-400 ft wide corridor needed between
Milagra Ridge and Sharp Park/Sweeney Ridge.
CNDDB version 11/2019. Please Note: The occurrences shown on this map represent the known locations of the species listed here as of the date of this version. There may be additional occurrences or additional species within this area which have not yet been surveyed and/or mapped. Lack of information in the CNDDB about a species or an area can never be used as proof that no special status species occur in an area.
Source: U.S. Fish & Wildlife
Service 2019; National Marine
Fisheries Service, 2019; National
Park Service, 2019; California Dept of Forestry, 2019; California Natural Diversity Database, 2019;
California Native Plant Society,
2019; California Dept of Fish &
Game, 2019; FEMA, 2019; ESA, 2009; City of Pacifica, 2019; San Mateo County, 2019; Dyett & Bhatia, 2019.
Figure 7-1: Sensitive Species
FRANCISCO BLVD
OCEANA BLVD
PALMETTO AVE
PALOMA AVE
BEACH BLVD
CLARENDON RD
PACIFIC AVE
SALADA AVE
MOANA WAY
CARMEL AVE
SAN JOSE AVE
BRIGHTON RD
MONTECITO AVE
SANTA ROSA AVE
SANTA MARIA AVE
HILTON WAY
TALBOT AVE
MIRADOR TER
KOHALA AVE
SHOREVIEW AVE
CARMEL AVE
LAKEVIEW AVE
PACIFIC AVE
PALOMA AVE
Pacific Ocean
EUREKA DR
Sharp Park
Beach
Sharp Park
Golf Course
Oceana
High School
Ingrid B.
Lacy Middle
School
City
Hall
Library
Palmetto
Park
CLARENDON RD
FRANCES AVE
Pacifica
Beach
Park
Eureka
Square
Shopping
Center
Pacifica Pier
BEACH BLVD
Pedestrian
Bridge
1 0 250 500 1,000
Feet
Vegetation
Annual Grassland
Coastal Mixed Hardwood/Oak Woodland
Eucalyptus
Beach/Intertidal
Urban
Wetlands
Estuarine and Marine Wetland
Sensitive Habitat Areas
Potential Environmentally Sensitive Habitat Areas
Wildlife Movement Corridor
Sharp Park Specific Plan
Figure 7-2: Sensitive Habitats
Source: California Dept of Fish & Game, 1988,
2003; California Dept of Forestry, 2005;
U.S. Fish & Wildlife Service,National
Wetlands Inventory, 2019; FEMA, 2019; ESA, 2009; City of Pacifica, 2019; San Mateo County, 2019; Dyett & Bhatia,
2019.
Figure 7-2: Sensitive Habitats
SHARP PARK SPECIFIC PLAN
RESILIENT SHARP PARK: ENVIRONMENTAL AND COASTAL RESOURCES | 7-5
7.2 ENVIRONMENTAL HAZARDS
and San Bruno.2 Other nearby active faults are the
San Gregorio and Hayward faults. These three faults
pose the greatest threat of significant damage to the
Sharp Park Specific Plan Area and have experienced
movement within the last 150 years.3
Figures 7-3 and 7-4 show potential seismic and geological hazard locations in the Sharp Park Specific Plan Area. Though risk of fault rupture is low in the
Sharp Park Specific Plan Area, the strongest ground
shaking anticipated to occur in Pacifica would come
from the San Andreas Fault and could cause strong to
very violent ground shaking. According to the United
States Geological Survey, liquefaction from seismic
events may result in very high liquefaction risk to the southern portion of the Sharp Park Specific Plan Area
near Lakeside Avenue and Clarendon Road.4
Most of the western Sharp Park neighborhood is
on relatively flat land and is not prone to landslides.
However, across Highway 1, Eureka Square Shopping Plaza and apartments along Talbot Avenue have landslide potential. While Pacifica has a history
of landslides and devastating debris flow damange,
figures 7-5 and 7-6 show that these have not occurred
inside the Planning Area. All of the coast in the Sharp Park Specific Plan Area is subject to severe beach
and cliff erosion, described in more detail in the next section—Coastal Resilience—of this chapter.
2 An “active” fault is defined by the State of California as a fault that has had surface displacement within Holocene time (approximately the last 11,000 years). 3 A strike-slip fault is a fault on which movement is parallel to the fault’s strike or lateral expression at the surface (Bates and Jackson, Glossary of Geologic Terms, second edition,1984).
4 United States Geological Survey, 2000 & 2006
Like many Bay Area communities, Sharp Park faces
hazards such as earthquakes, wildfires, landslides,
and more. Proximity to the ocean also means unique
considerations for flooding, tsunami, sea level rise,
and other coastal resiliency issues, addressed in
Section 7.3. Human activities, such as use of hazardous materials or air quality degradation, can also create hazards. Proper planning for hazard
mitigation, recovery, and adaptation is an essential
part of a resilient and sustainable Sharp Park. The
Sharp Park Specific Plan addresses known public
health risks due to geologic and seismic conditions,
contaminated sites, and toxic air contaminants and
includes policies designed to reduce the potential
risks associated with anticipated buildout within the
Sharp Park Specific Plan Area.
The City of Pacifica, in conjunction with the County of San Mateo and other local jurisdictions in the county,
updated its annex to the existing Multi-jurisdictional
Local Hazard Mitigation Plan (MJ-LHMP) in 2021.
This plan, which was initially developed in 2005 and
updated every five years, identifies local policies and actions to reduce the risk to life and property from
natural hazards such as flooding, earthquakes, tsunami, and wildland fires, including within the Sharp Park Specific Plan Area.
SEISMICITY AND SEISMIC HAZARDS
The San Francisco Bay Area is one of the most seismically active regions of the United States. There are approximately 30 known faults in the Bay Area that
are considered capable of generating earthquakes.
The San Andreas Fault Zone is the predominant fault
system in California and has generated some of the
largest and most destructive earthquakes in history.
The San Andreas Fault is the closest active fault to
the Sharp Park Specific Plan Area, about a mile and
a half away, transecting the northeastern tip of Pacifica and crossing the cities of South San Francisco
EDGEMAR AVE
CONNEMARA DR
PALMETTO AVE
FRANCISCO BLVD
OCEANA BLVD
PALOMA AVE
PALMETTO AVE
BEACH BLVD
CLARENDON RD
PACIFIC AVE
SALADA AVE
MOANA WAY
CARMEL AVE
SAN JOSE AVE
BRIGHTON RD
MONTECITO AVE
SANTA ROSA AVE
SANTA MARIA AVE
HILTON WAY
TALBOT AVE
MIRADOR TER
KOHALA AVE
SHOREVIEW AVE
SHELL ST
CARMEL AVE
LAKEVIEW AVE
PALOMA AVE
Pacific Ocean
EUREKA DR
Sharp Park
Beach
City
Hall
Library
Palmetto
Park
CLARENDON RD
FRANCES AVE
Pacifica
Beach
Park
Eureka
Square
Shopping
Center
Pacifica Pier
BEACH BLVD
Pedestrian
Bridge
ÆÃ1
Milagra Ridge
(GGNRA)
Sharp Park
Sharp Park
Golf Course
0 250 500 1,000
Feet
Figure 7-3: Seismic Hazard Zones
Source:
MTC/ABAG Open Data Portal, 2020; Alquist Priolo Earthquake Fault Zones, California Geological Survey, Seismic HazardsProgram,2018; Landslide & Liquefaction Zones, California Geological Survey, 2019 & 2021; City of Pacifica, 2020; Dyett & Bhatia, 2020.
Landslide Zone
Liquefaction Zone
Sharp Park Specific Plan
Highways
Figure 7-3: Seismic Hazard Zones
FRANCISCO BLVD
OCEANA BLVD
PALMETTO AVE
PALOMA AVE
BEACH BLVD
CLARENDON RD
PACIFIC AVE
SALADA AVE
MOANA WAY
CARMEL AVE
SAN JOSE AVE
BRIGHTON RD
MONTECITO AVE
SANTA ROSA AVE
SANTA MARIA AVE
HILTON WAY
TALBOT AVE
MIRADOR TER
KOHALA AVE
SHOREVIEW AVE
CARMEL AVE
LAKEVIEW AVE
PACIFIC AVE
PALOMA AVE
Pacific Ocean
EUREKA DR
Sharp Park
Beach
Sharp Park
Golf Course
Oceana
High School
Ingrid B.
Lacy Middle
School
City
Hall
Library
Palmetto
Park
CLARENDON RD
FRANCES AVE
Pacifica
Beach
Park
Eureka
Square
Shopping
Center
Pacifica Pier
BEACH BLVD
Pedestrian
Bridge
ÆÃ1
100
200
100
200
200
0 250 500 1,000
Feet
Slope Failure Threat
Few Landslides
100ft Contours
Highways
Study Area Parcels
Sharp Park Specific Plan
Figure 7-4: Sharp Park Slope Failure
Source: Paci c Institute, 2009; FEMA Revised
DFIRM, 2017; US Geological Survey, 1997; ESA, 2009; City of Pacifica, 2019; San Mateo County, 2019; Dyett & Bhatia, 2019.
Figure 7-4: Slope Failure
EDGEMAR AVE
CONNEMARA DR
PALMETTO AVE
FRANCISCO BLVD
OCEANA BLVD
PALOMA AVE
PALMETTO AVE
BEACH BLVD
CLARENDON RD
PACIFIC AVE
SALADA AVE
MOANA WAY
CARMEL AVE
SAN JOSE AVE
BRIGHTON RD
MONTECITO AVE
SANTA ROSA AVE
SANTA MARIA AVE
HILTON WAY
TALBOT AVE
MIRADOR TER
KOHALA AVE
SHOREVIEW AVE
SHELL ST
CARMEL AVE
LAKEVIEW AVE
PALOMA AVE
Pacific Ocean
EUREKA DR
Sharp Park
Beach
City
Hall
Library
Palmetto
Park
CLARENDON RD
FRANCES AVE
Pacifica
Beach
Park
Eureka
Square
Shopping
Center
Pacifica Pier
BEACH BLVD
Pedestrian
Bridge
ÆÃ1
Milagra Ridge
(GGNRA)
Sharp Park
Sharp Park
Golf Course
0 250 500 1,000
Feet
Figure 7-4 Mapped Landslides
Source:
Department of Conservation, 2022;
City of Pacifica, 2020; San Mateo County, 2020;
Dyett & Bhatia, 2020.
Mapped Landslide
Sharp Park Specific Plan
Parks, Recreation, and Open Space
Highways
Figure 7-5: Mapped Landslides
ÆÃ1
P a c i f i c
O c e a n
ÆÃ1
Northern
Coastal
Bluffs
(GGNRA)
Pacifica
Pier
Sharp
Park
Beach
Rockaway
Beach
Pacifica
State
Beach
Devil's Slide Tunnel
Sh a r p P a r k
G o l f C o u r s e
M o r i P o i n t
( G G N R A )
Pedr o Point
Headlands
(GGNRA)
0 2,000 4,000 8,000
Feet
Approximate sources of
debris-flow triggered during
the storm of 1982
Principal predicted debris-flow
source areas
Sharp Park Specific Plan
Pacifica City Limits
Pacifica General Plan
Planning Area
Major Highway
Figure 7-X: Debris Flow Source Areas
Source: USGS OPEN−FILE REPORT 97−745 E, 1997; City of Pacifica, 2021; San Mateo County, 2021; Dyett & Bhatia, 2021.
Figure 7-6: Debris Flows
7-10 | CHAPTER 7
The California Building Code, MJ-LHMP, General
Plan, and Local Coastal Program help to protect new
development from risks pertaining to soil instability,
seismic activity, and other geologic hazards.
FIRE HAZARDS
Fire hazards in Pacifica include both urban and wildland fires. Urban fires involve the uncontrolled burning of built structures due to human-made causes; wildland fires affect grassland, forest, and brush
(and the structures on them), and can result from
either human or natural causes. Climate change has
extended California’s fire season and encouraged
the spread of wildfire beyond the rural and heavily
vegetated areas that were once widely considered
to be most vulnerable. According to the MJ-LHMP,
the City of Pacifica’s risk ranking for wildfire is rated as “medium”, the result of assessment of the likelihood of occurrence for wildfire, along with its potential impacts on people, property and the economy.5 Because Sharp Park is largely urbanized, the entire
Sharp Park Specific Plan Area faces moderate risk
of wildfire. Policies in the General Plan 2040 and
the MJ-LHMP apply to the Sharp Park Specific Plan
Area. The City’s main challenges regarding fire hazards are:
— Actively Managing the Urban-Wildland Interface. Pacifica’s residents enjoy close contact with open ridges and woodlands. This brings with it
the risk of proximity to wildland fires. Preparedness is essential, and the North County Fire Authority’s fire prevention activities, especially its
Vegetation Management Program, are important.
— Maintaining and Enhancing Evacuation Routes.
It is critical that road capacity exists for local residents, workers, and visitors to evacuate in case of an environmental disaster, including fire.
5 MJ-LHMP, 2021.
HAZARDOUS MATERIALS AND AIR
TOXICS
Urban infill and redevelopment plans, such as the
Sharp Park Specific Plan, often have to wrestle with
public health risks associated with hazardous materials and toxic air contaminants which resulted from past activity. Soil, water, and air contamination is
often the result of long-term storage of hazardous
materials, as well as ongoing processes specific to
certain industries. In the Sharp Park Specific Plan
Area, most risk associated with hazardous materials and toxic air contaminant exposure is the result of the operation of a small number of auto-oriented
service uses and proximity to Highway 1. This risk
and exposure is described in the following section,
along with policies designed to reduce the risk associated with buildout of the Specific Plan.
Contaminated Sites
Within the Sharp Park Specific Plan Area, the only
site currently undergoing remediation for hazardous
materials is an auto body shop at 1518 Francisco Boulevard.6 It is listed as an open-verification monitoring Leaking Underground Storage Tank (LUST) cleanup
site by the State Water Resources Board for potential gasoline contaminants.7 Contamination does not
render these sites unusable but may require time
and funding for cleanup.
Disturbance of a previously contaminated area
through grading or excavation operations could
expose the public to health hazards from physical
contact with contaminated materials or hazardous
vapors. Areas where historic or ongoing activities
have resulted in the known or suspected release of
hazardous materials to soil and groundwater, and
where current clean-up activities monitored by the
State Water Quality Control Board or the California
Department of Toxic Substances are ongoing, are
listed in Figure 7-7.
6 CalEPA Cortese List Data Resources. https://calepa.ca.gov/sitecleanup/corteselist/ accessed 9/2019. 7 State Water Resources Control Board Geo Tracker. https://geotracker.waterboards.ca.gov/ accessed 9/2019. !(
!(
!(
!(
!(
!(FRANCISCO BLVD
OCEANA BLVD
PALMETTO AVE
PALOMA AVE
BEACH BLVD
CLARENDON RD
PACIFIC AVE
SALADA AVE
MOANA WAY
CARMEL AVE
SAN JOSE AVE
BRIGHTON RD
MONTECITO AVE
SANTA ROSA AVE
SANTA MARIA AVE
HILTON WAY
TALBOT AVE
MIRADOR TER
KOHALA AVE
SHOREVIEW AVE
CARMEL AVE
LAKEVIEW AVE
PACIFIC AVE
PALOMA AVE
Pacific Ocean
EUREKA DR
Sharp Park
Beach
Sharp Park
Golf Course
Oceana
High School
Ingrid B.
Lacy Middle
School
City
Hall
Library
Palmetto
Park
CLARENDON RD
FRANCES AVE
Pacifica
Beach
Park
Eureka
Square
Shopping
Center
Pacifica Pier
BEACH BLVD
Pedestrian
Bridge
ÆÃ1
0 250 500 1,000
Feet
Cleanup Status
!( Open - Eligible for Closure
!( Open - Remediation
!( Completed - Case Closed
Highways
Study Area Parcels
Sharp Park Specific Plan
Figure 7-5: Sharp Park Hazardous Material Sites
Source: Dept of Toxic Substances Control, 2019;
California Water Resources Board, 2019; City of
Pacifica, 2019; San Mateo County, 2019; Dyett &
Bhatia, 2019.
Figure 7-7: Hazardous Material Sites
7-12 | CHAPTER 7
Air Quality
Toxic air contaminants (TACs) are air pollutants that
may cause or increase mortality or serious illness,
or that may pose a present or potential hazard to
human health, and are linked to both short-term
(acute) or long-term (chronic and/or carcinogenic)
adverse human health effects.
A challenge for the Plan is to ensure adequate buffers between sensitive receptors and existing and potential sources of TACs. Potential stationary TACs
can include dry cleaners using perchloroethylene
(perc dry cleaners), gas stations, autobody shops,
film processing services, and others. Another significant, common source of TACs is onroad motor vehicles, such as trucks and cars (mobile TAC sources).
Mobile TAC sources in the Sharp Park Specific Plan
Area include Highway l due to the associated car and
truck traffic. Based on 2017 recommendations from
the Bay Area Air Quality Management District (Air
District), installation of indoor air quality equipment is required for development projects within 500 feet
of mobile TAC sources.8 The 2019 California Building
Code requires that all new development or structures undergoing renovation install air filters rated at a minimum efficiency reporting value (MERV) 13
or higher, or an equivalent mechanism.9 The Sharp
Park Specific Plan also includes policies to reduce
emissions from mobile TAC sources by promoting
mixed uses, alternative modes of transportation, and
reduced number and length of vehicle trips through
various transportation demand management measures, as described in Chapter 4, Mobility and Parking. Over an extended time period, as the fleet of privately-owned vehicles in the state transitions to
non-polluting vehicles—mobile TACs will become a
lesser concern.
While the Sharp Park Specific Plan Area includes a
few permitted stationary sources, only one exceeds
TAC risk thresholds, as shown in Figure 7-8. The
8 BAAQMD CEQA Guidelines, 2017. https://www.baaqmd.gov/~/media/files/ planning-and-research/ceqa/ceqa_guidelines_may2017-pdf.pdf?la=en 9 (§150.0(m)12) , the CBC applies to buildings with three or more units. 2212 Beach Boulevard contains a diesel generator
that surpasses TAC significance, however, there is a
significant buffer zone around the generator. While
the level of TAC varies with the age of the generator
itself, when possible, older generators should be retrofitted to reduce TAC levels.
NOISE
In an urban environment, noise from everyday
human activity is expected, but excessive noise can
detract from quality of life and even have harmful
effects on health. Noises vary in their scope and
volume, ranging from individual occurrences such as
leaf blowers, to the intermittent disturbances of overhead aircraft, to the fairly constant noise generated by traffic. These effects are particularly disruptive for noise-sensitive land uses, such as schools, churches,
hospitals, senior living facilities, and residential
neighborhoods. Buffering noise levels through
design techniques can help minimize noise-related
land use conflicts.
The most significant traffic noise in the Sharp Park
Specific Plan Area is generated by vehicular traffic
along Highway 1. Existing noise levels are shown in
Figure 7-9. The Plan’s intensification of land use will result in a modest addition of residents and jobs; but
most traffic increase and subsequent increases in
noise levels will be regional in nature. Future noise
levels resulting from analysis of projected traffic are shown in Figure 7-10.
!(
!(
!(
FRANCISCO BLVD
OCEANA BLVD
PALMETTO
AVE
PALOMA AVE
BEACH BLVD
CLARENDON RD
PACIFIC AVE
SALADA AVE
MOANAWAY
CARMEL AVE
SAN JOSE AVE
BRIGHTON RD
MONTECITO AVE
SANTA ROSA AVE
SANTA MARIA AVE
HILTONWAY
TALBOT AVE
MIRADOR TER
KOHALA
AVE
SHOREVIEW AVE
CARMEL AVE
LAKEVIEW
AVE
PACIFIC AVE
PALOMA AVE
Pacific Ocean
EUREKA DR
Sharp Park
Beach
Sharp Park
Golf Course
Oceana
High School
Ingrid B.
Lacy Middle
School
City
Hall
Library
Palmetto
Park
CLARENDON RD
FRANCES AVE
Pacifica
Beach
Park
Eureka
Square
Shopping
Center
Pacifica Pier
BEACH BLVD
Pedestrian
Bridge
ÆÃ1
2073 22446
108648
0 250 500 1,000
Feet
Figure 7-6: Air Quality
Freeway Health Risk Screening
Required Buffer from Hwy 1
Ambient Risks
!( Stationary sources Exceeding
BAAQMD Threshold
!( Stationary Sources
Sharp Park Specific Plan
Figure 7-8: Air Quality
FRANCISCO BLVD
OCEANA BLVD
PALMETTO AVE
PALOMA AVE
BEACH BLVD
CLARENDON RD
PACIFIC AVE
SALADA AVE
MOANA WAY
CARMEL AVE
SAN JOSE AVE
BRIGHTON RD
MONTECITO AVE
SANTA ROSA AVE
SANTA MARIA AVE
HILTON WAY
TALBOT AVE
MIRADOR TER
KOHALA AVE
CARMEL AVE
LAKEVIEW AVE
PACIFIC AVE
PALOMA AVE
Pacific Ocean
EUREKA DR
Sharp Park
Beach
Sharp Park
Golf Course
Oceana
High School
Ingrid B.
Lacy Middle
School
City
Hall
Library
Palmetto
Park
CLARENDON RD
FRANCES AVE
Pacifica
Beach
Park
Eureka
Square
Shopping
Center
Pacifica Pier
BEACH BLVD
Pedestrian
Bridge
ÆÃ1
0 250 500 1,000
Feet
Existing Road Noise Levels
55 to 60 dB
60 to 65 dB
65 to 70 dB
70 to 75 dB
75 to 80 dB
Highways
Sharp Park Specific Plan
Figure 7-7: Existing Noise Contours
SHOREVIEWAVE
Figure 7-9: Existing Noise Contours
FRANCISCO BLVD
OCEANA BLVD
PALMETTO AVE
PALOMA AVE
BEACH BLVD
CLARENDON RD
PACIFIC AVE
SALADA AVE
MOANA WAY
CARMEL AVE
SAN JOSE AVE
BRIGHTON RD
MONTECITO AVE
SANTA ROSA AVE
SANTA MARIA AVE
HILTON WAY
TALBOT AVE
MIRADOR TER
KOHALA AVE
SHOREVIEW AVE
CARMEL AVE
LAKEVIEW AVE
PACIFIC AVE
PALOMA AVE
Pacific Ocean
EUREKA DR
Sharp Park
Beach
Sharp Park
Golf Course
Oceana
High School
Ingrid B.
Lacy Middle
School
City
Hall
Library
Palmetto
Park
CLARENDON RD
FRANCES AVE
Pacifica
Beach
Park
Eureka
Square
Shopping
Center
Pacifica Pier
BEACH BLVD
Pedestrian
Bridge
ÆÃ1
0 250 500 1,000
Feet
Future Road Noise Levels
55 to 60 dB
60 to 65 dB
65 to 70 dB
70 to 75 dB
75 to 80 dB
Highways
Sharp Park Specific Plan
Figure 7-10: Future Noise Contours Figure 7-8: Future Noise Contours 7-16 | CHAPTER 7
Guiding Policy
7-G-2 Hazard Protection. Minimize the potential
for loss of life, injury, property dam-age,
and economic and social disruptions from
natural and human-made hazards and
noise.
Implementing Policies
7-I-3 Emergency Power. Evaluate options for
ensuring emergency power at critical and
community facilities, including microgrids,
solar capture and battery storage,
distributed energy, and back-up generators.
Consider the ability to reduce utility costs
and carbon emissions in the assessment.
7-I-4 Stationary Noise. Collaborate with Caltrans,
and other responsible agencies to develop
and implement strategies to address noise
impacts from permanent sources such as
freeways.
7-I-5 Noise-Sensitive Uses. Require residential
and other noise-sensitive land uses,
especially in noise-impacted areas, to
design buildings intelligently to minimize
exposure (e.g., by locating bedrooms away
facing from noise sources), and meet
State interior noise standards. If windows
must be closed 100 percent of the time to
achieve this standard, a fresh air ventilation
system must be utilized. For projects within
the 60-65 dBA contour shown in Figure
7-8, standard dual pane windows are
acceptable to meet the standard, consistent
with the California Building Code. For
projects where ambient noise conditions
exceed 65dBA as shown on Figure 7-8,
require an acoustical study to demonstrate
that interior noise standards can be met
based on site and architectural design.
7-I-6 Impact Minimizing Design. New
commercial uses that create noise, fumes,
light, or odors shall be designed to minimize
any impacts on adjacent sensitive uses.
These commercial uses shall provide
adequate ventilation within the structures
that house them so that doors and windows
are not left open for the purpose of
ventilation resulting in nuisance emissions.
7-I-7 Hazardous Site Remediation. Require
remediation and cleanup of any
contaminated sites in the Sharp Park
Specific Plan Area to levels required for the
proposed new land use, where hazardous
materials have impacted soil, surface water,
or groundwater. Remediation and cleanup
will be in compliance with federal and
State standards. Documentation of the site
investigation and cleanup must be provided
to City staff during development project
review.
Double-pane windows, above right, lower ambient noise volumes indoors more than single-pane windows, above left.
SHARP PARK SPECIFIC PLAN
RESILIENT SHARP PARK: ENVIRONMENTAL AND COASTAL RESOURCES | 7-17
7.3 COASTAL RESILIENCE
infrastructure, prepare for sea level rise and climate
change impact, and preserve economic vitality. The
LCLUP strives to designate land uses and intensities
suitable to the unique circumstances of each coastal
area, adequately meet the needs of the City’s residents and visitors and be consistent with California Coastal Act policies. Sharp Park falls within the West
Sharp Park subarea of the LCLUP.
COASTAL RESOURCES
In addition to coastal businesses, homes, and civic
resources, Sharp Park contains a wealth of recreational resources, including views to the Pacific Ocean. These resources are described below:
Pacifica Municipal Pier
Sharp Park is home to one of the best recreational
fishing piers in the state. Because of the number
and quality of the fish caught off Pacifica’s shores,
the 1,140-foot pier has earned a number one ranking among anglers in the Bay Area. Although fishing can be good year-round, many consider the summer
months to be the best when salmon and striped bass
can be caught. No admission is charged and no fishing license is required at the Pacifica Municipal Pier.
The pier fronts directly on Sharp Park Beach, an
area that can see strong winds and punishing waves
which can cause closure of the pier with little notice.
Sharp Park’s coastal locale drives economic opportunity, neighborhood appeal, and factors affecting quality of life. Sharp Park is within the Coastal Zone, the area west of Highway 1 that is home to
approximately 12 percent of Pacifica’s population;
the location of a majority of older and more affordable housing stock; five of six of Pacifica’s hotels that generate significant revenue for the City; more than
half of Pacifica’s commercial businesses, which provide community vitality and tax revenue; significant public and civic facilities, infrastructure and habitat; and significant historical and public recreational
assets including beaches, coastal trails, the Beach
Boulevard promenade, parks and the golf course.
While many of these assets are defined by proximity
to the coast, they are also at risk due from coastal
hazards, including flooding due to sea level rise,
coastal erosion, and tsunamis. The loss or disruption
of these assets could have far reaching impacts and
affect everyone in Pacifica, not just those living or
doing business in Sharp Park.
LOCAL COASTAL PROGRAM
All land west of Highway 1 within the Sharp Park
Specific Plan Area falls within the Coastal Zone.
Local Coastal Programs (LCPs) are planning tools
used by local governments to guide development
in the coastal zone, in partnership with the Coastal
Commission. There are two components of the LCP
– the Local Coastal Land Use Plan (LCLUP) and the
Implementation Plan (IP), often comprised of zoning
regulations.
The Coastal Zone features a wide variety of land
uses, including public recreation areas, distinct residential neighborhoods, visitor-serving and neighborhood commercial development, and sensitive wildlife habitats. The varied types of development of
each coastal sub-area and the geographic relationships between them are an inherent and vital part of the character of the City. Pacifica’s LCLUP includes
policies that protect human life, property, and critical 7-18 | CHAPTER 7
The pier has lights, fish cleaning stations, benches,
restrooms and a coffee house/snack bar directly in
front of the entrance. Free parking is located on adjacent streets and in a nearby lot. Accessible parking is also available, with pier accessibility via a ramp
leading to the south side of the pier.
Sharp Park Beach
Sharp Park Beach extends from Mori Point along the
west side of the Sharp Park levee to just north of
the Sharp Park Specific Plan Area. Sharp Park Beach
has picnic facilities, a pier with a cafe, fishing, a walking promenade, vista point parking and nature trails.
Cormorants, phalaropes, loons, terns and murres
fish the waters; shorebirds patrol the beach; songbirds and ducks can be found in the marsh area; and hawks and kestrels soar the uplifts and hunt in the
woods nearby.
Promenade
The wide, paved promenade runs atop the Beach
Boulevard seawall for about a half mile as it connects
the trails of Mori Point with Pacifica Pier. The Promenade provides access to several coastal access points, described in Chapter 4, Mobility and Parking.
Public access to recreation is one of the Coastal Commission’s primary goals. Pacifica’s LCLUP includes policies that maximize opportunities for the public to
travel to and along the shoreline, and to recreate on
the beach and in the ocean. These policies are incorporated by reference in this Specific Plan.
COASTAL HAZARDS
Sea Level Rise
Climate change is happening now. The accumulation
of greenhouse gases in the Earth’s atmosphere is
causing and will continue to cause global warming
and resultant climate change. Sharp Park is susceptible to significant impacts due to sea level rise caused by climate change. High tides and severe storms will Seawall along Beach Boulevard Table 7-1: Sea Level Rise Projections for
Pacifica
LOW (17%
CHANCE)
MED -HIGH (0.5%
CHANCE)
EXTREME
(N/A)
2050 1 ft. 2 ft. -
2100 3 ft. 6 ft. 10 ft.1
Notes:
1 SLR of 6 ft. at 2075 was considered in place of 10 ft. at 2100 to assess potential impacts under the Extreme scenario. This was recommended by the technical consultant, ESA, because of the lack of erosion and flooding data for 10 ft. of SLR. challenge and change Pacifica’s existing shoreline
and could affect existing coastal developments,
coastal habitats, coastal access and recreation.
To date, there have been a variety of studies and
analyses conducted on the threat of coastal flooding
and erosion to the City and its residents, including
the Sea Change San Mateo County (2017), Our Coast
Our Future (2016), Pacific Institute Study (2009), and
Coastal Regional Sediment Management Plan (Draft
2015).
In 2018, the City prepared a Sea Level Rise Vulnerability Assessment and a Sea-Level Rise Adaptation Plan. The Vulnerability Assessment used the best
available science, or most recent peer-reviewed science validated by qualified experts in the scientific community, to determine the potential exposure of
assets to flooding and erosion hazards under sea
level rise scenarios selected for study, shown in
Table 7-1.
SHARP PARK SPECIFIC PLAN
RESILIENT SHARP PARK: ENVIRONMENTAL AND COASTAL RESOURCES | 7-19 The Vulnerability Assessment tabulated asset exposures within seven coastal sub-areas to facilitate more focused development of adaptation strategies
and policies. The analysis of the West Sharp Park
neighborhood combined the portion of the West
Sharp Park neighborhood along the public sea wall
and retaining wall with the Sharp Park Golf Course,
West Fairway Park, and Mori Point subarea, as the
entire stretch of shoreline is publicly owned, and
fully government-owned shoreline may have different policy or funding considerations. Hazards identified as part of the Vulnerability Assessment for the Sharp Park, West Fairway Park and Mori Point subarea include wave overtopping and run-up, flooding due to sea level rise and flooding due to significant
rainfall events or coastal storms, and coastal erosion.
Drawing upon Vulnerability Assessment findings,
the 2018 Adaptation Plan was prepared to inform
City decision making about a variety of sea level rise
adaptation policy options to address these hazards,
which were then evaluated and selected by Pacifica
City Council. These decisions informed general and
subarea-specific Coastal Resilience policies in the
City’s Local Coastal Program.
Shoreline Protection and Wave Overtopping
In 1984, the City of Pacifica constructed an 18-22-
foot-tall seawall with a rip rap revetment and promenade along Beach Boulevard north of the Pacifica Pier. The southern section of the seawall was constructed in 1987 using a differing design. The structure has required maintenance on several occasions to repair areas where beach erosion has undermined
the structure. The backshore along the Sharp Park,
West Fairway Park and Mori Point sub-area is low
enough such that assets and property are subject
to wave run-up and overtopping under existing conditions. Beyond the south end of the seawall, the City currently manages a sand berm to limit wave
run-up and overtopping at the end of Clarendon
Road. South of Clarendon, the backshore consists
of an earthen berm levee managed by the City and
County of San Francisco that spans south to the
headlands of Mori Point, and which was constructed
in 1980 to protect the Sharp Park Golf Course. These
shoreline protections are shown in Figure 7-101.
In Fall 2020, the City of Pacifica initiated the Beach
Boulevard Infrastructure Resiliency Project, an infrastructure protection and improvement project that aims to replace the current seawall and outdated
infrastructure while building climate resilience into
the most vulnerable segment of the City of Pacifica’s
shoreline. The Project entails assessing the entire
span of the current infrastructure and seawall which
includes four different structures: the north wall, the pier sheet pile wall, the south wall and south gap.
The project is considered critical to the public health and safety of the citizens and visitors in and around
the historic West Sharp Park neighborhood and
serves to create a multi-benefit solution to protect
public infrastructure, recreational activities, numerous homes, businesses, and the community at large, from further impacts due to continued coastal
erosion.
In May 2021, the City completed an assessment
of alternatives to reduce the frequency of coastal
flooding events and the volume of wave overtopping during these events, including an assessment of the technical performance, financial implications,
and environmental considerations associated with
Wave Overtopping Warning
FRANCISCO BLVD
OCEANA BLVD
PALMETTO AVE
PALOMA AVE
BEACH BLVD
CLARENDON RD
PACIFIC AVE
SALADA AVE
MOANA WAY
CARMEL AVE
SAN JOSE AVE
BRIGHTON RD
MONTECITO AVE
SANTA ROSA AVE
SANTA MARIA AVE
HILTON WAY
TALBOT AVE
MIRADOR TER
KOHALA AVE
SHOREVIEW AVE
CARMEL AVE
LAKEVIEW AVE
PACIFIC AVE
PALOMA AVE
Pacific Ocean
EUREKA DR
Sharp Park
Beach
Sharp Park
Golf Course
Oceana
High School
Ingrid B.
Lacy Middle
School
City
Hall
Library
Palmetto
Park
CLARENDON RD
FRANCES AVE
Pacifica
Beach
Park
Eureka
Square
Shopping
Center
Pacifica Pier
BEACH BLVD
Pedestrian
Bridge
ÆÃ1
Severe Beach
Erosion
Severe Beach & Cliff Erosion
0 350 700 1,400
Feet
Figure 7-10: Sharp Park Coastal Protection Structures
Coastal Structures
Coastal Armor
Levee
Sharp Park Specific Plan
Highways
Study Area Parcels Source: ESA, 2009; City of Pacifica, 2019; San Mateo County, 2019; Dyett & Bhatia, 2019.
Figure 7-11: Coastal Protection Structures
FRANCISCO BLVD
OCEANA BLVD
PALMETTO
AVE
PALOMA AVE
BEACH BLVD
CLARENDON RD
PACIFIC AVE
SALADA AVE
MOANAWAY
CARMEL AVE
SAN JOSE AVE
BRIGHTON RD
MONTECITO AVE
SANTA ROSA AVE
SANTA MARIA AVE
HILTONWAY
TALBOT AVE
MIRADOR TER
KOHALA
AVE
SHOREVIEW AVE
CARMEL AVE
LAKEVIEW
AVE
PACIFIC AVE
PALOMA AVE
Pacific Ocean
EUREKA DR
Sharp Park
Beach
Sharp Park
Golf Course
Oceana
High School
Ingrid B.
Lacy Middle
School
City
Hall
Library
Palmetto
Park
CLARENDON RD
FRANCES AVE
Pacifica
Beach
Park
Eureka
Square
Shopping
Center
Pacifica Pier
BEACH BLVD
Pedestrian
Bridge
ÆÃ1
Severe Beach
Eros oi n
Severe Beach &
Cliff Eros oi n
0 250 500 1,000
Feet
Figure 7-11: Hydrology and Floodzones
Sharp Park Specific Plan
Tsunami Evacuation Area
Flood Zones
1% Annual Chance Coastal Flood Zone
1% Annual Chance Flood Zone
Highways
Parks, Recreation,
and Open Space
Study Area Parcels
Data Source: National Flood Hazard Layer for San Mateo County, FEMA, 2019; Tsunami Hazard Area for San Mateo County,
Department of Conservation, State of California, 2021; City of Pacifica, 2020; San Mateo County, 2020; Dyett & Bhatia, 2021.
Figure 7-12: Hydrology and Flooding
7-22 | CHAPTER 7
each alternative. Of all the alternatives studied
(including a No Project, Beach Nourishment, Seawall, Rock Revetment, Sand Retention and a Hybrid), the Hybrid alternative, which relies on a combination
of structural features (seawall and rock scour protection) and beach nourishment. This alternative will be advanced in Phase 2, which will involve additional
technical analyses, environmental analyses and
public/stakeholder engagement to refine the concept into a proposed project. As of 2022, scoping for Phase 2 is underway.
Hydrology and Flooding
While there are no existing creeks or bodies of water
within the Sharp Park Specific Plan Area, it can experience flooding, typically caused by some combination of high tides, large wind-driven waves, or storm surge. Areas mapped in Figure 7-112 as prone to
coastal flooding include the low-lying areas of Sharp
Park Beach, the coastline along Beach Boulevard,
and the edge of Beach Boulevard.
The only section of coastline protected by levees is
the Sharp Park Golf Course area and Laguna Salada,
which drains a 1,200-acre watershed. Waves overtopping the levee along the golf course resulted in significant flooding in 1983 and 1986.10 Since that
time, the levee has been reinforced, reducing overtopping risk in the area.
A pump station is used to manage the water level in
Laguna Salada, but pumping is restricted to maintain
minimum water levels in order to protect habitat in
Laguna Salada, and drainage from Sanchez Creek
10 PWA, 1992.
and Laguna Salada to the ocean can be insufficient
to prevent lowland flooding during high tide/high
flow events. The City also has a portable pump station deployed along Clarendon Road to pump stormwater from swales out to Clarendon Road and over the beach berm to the ocean. If the sea level rises
enough during a rainstorm, inundation and flooding
due to the backup of stormwater channels and outfalls will have a significant impact on the lower part of the Sharp Park Specific Plan Area. Risk of flooding
and water pollution is minimized through the implementation of stormwater management practices consistent with the Pacifica General Plan, Local Coastal Program, and the Pacifica Green Infrastructure Plan.
Tsunami
A tsunami can occur after a significant earthquake
beneath the ocean. Coastal flooding, potentially
severe structural and environmental damage, and
threats to human health and safety can occur as a
result of a tsunami. Travel times, the degree of warning, and the magnitude of the wave will vary depending on the source and initial strength of the tsunamigenerating event. Tsunami hazards occur for the low-lying portions of Pacifica, which include a significant portion of the Sharp Park Specific Plan Area.
Figure 7-112 shows portions of the Sharp Park Specific Plan Area are within a tsunami evacuation zone.
San Mateo County has an established emergency
protocol for tsunamis. As part of this program, the
City has installed a tsunami warning system, consisting of three solar powered alarm towers, one of which is located in the Sharp Park neighborhood.
This also system links to a San Mateo County alert
system that can also reach email and cell phones.
SHARP PARK SPECIFIC PLAN
RESILIENT SHARP PARK: ENVIRONMENTAL AND COASTAL RESOURCES | 7-23 Coastal Erosion
Erosion is the wearing away of soil and rock by processes such as mechanical or chemical weathering; mass wasting; and the action of waves, wind, and
underground water. Excessive soil erosion can eventually lead to damage of building foundations and roadways. According to a study done by the U.S.
Geological Survey following the heavy winter storms
of 1982–1983, the entire coastline of San Mateo
County contains areas susceptible to severe erosion
and slope failure.11 This study lists specific impacts
to Pacifica’s coast, which include wave surging over
the seawall, cliff erosion, and severe beach erosion.12 In 2009-2010, erosion caused by winter storms
resulted in evacuation and eventual City-mandated
demolition of apartment buildings on the 300 block
of Esplanade Avenue, 1.4 miles north of the Sharp
Park Specific Plan Area.
Figure 7-13, the Coastal Vulnerability Zone Map,
shows the extent of projected erosion in the Sharp
Park Specific Plan Area, evaluating using Pacific
Institute coastal erosion maps (2009) and San Francisco Coastal Regional Sediment Management Plan (CRSMP, 2015.)13 While the erosion scenario does not
account for existing shoreline protection structures,
the map highlights the importance of the existing
structures and the vital need for them to be maintained to protect those vulnerable areas. These maps are not a substitute for site-specific erosion
analyses but do show important information necessary to make general planning-level decisions about the vulnerability of portions of the Sharp Park Specific Plan Area. The Pacifica General Plan and Local Coastal Program contain policies that help to protect
new development from coastal erosion, which would
apply in the Sharp Park Specific Plan Area.
11 USGS, LaJoie, Kenneth and Mathieson, Scott, 1982-1983 Coastal Erosion: San Mateo County, California
12 USGS. 1982-83 El Niño Coastal Erosion Map: 3 of 26 Sharp Park. Accessed 9/2019. https://archive.usgs.gov/archive/sites/walrus.wr.usgs.gov/elnino/SMCO-coast-erosion/03sharp_e.html 13 PWA 2009; Pacific Institute 2009
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Coastal Vulnerability projections were sourced from publicly available data and existing models not created by the City of Pacifica.
Figur Figuree 7-13: C 7-12: Coastal Vulnerability Area Map oastal Vulnerability Zone Map Attainable Sharp Park:
Implementation
8 While the Sharp Park Specific Plan provides a comprehensive framework and set of policies, achieving the full development potential of the of the plan will
face market and feasibility challenges that will require a range of efforts and actions on the part of the City, property owners, developers and other involved
parties.
These include carrying out the necessary regulatory
measures, securing funding and delivering infrastructure improvements, and committing to funding operations and maintenance on an ongoing basis.
This chapter details many of the actions that will be
required for effective implementation of the Plan.
8-2 | CHAPTER 8
8.1 GENERAL PLAN AND
ZONING ORDINANCE
CONSISTENCY
GENERAL PLAN
The Sharp Park Specific Plan was prepared concurrently with the City’s General Plan update. As a result, the Specific Plan land use framework and
buildout are reflected in the General Plan. The General Plan provides an overall policy framework for Sharp Park, and the Specific Plan provides detailed
policy guidance, zoning, and implementation measures. The Specific Plan is consistent with the General Plan and helps to implement its goals and policies, establishing guidelines and standards to create a mixed-use, pedestrian-oriented community hub,
providing detailed streetscape, development, and
design standards and guidelines, and providing a
funding strategy to ensure that these improvements
can be made.
ZONING ORDINANCE
While the General Plan establishes a policy framework, the Zoning Ordinance prescribes standards, rules, and procedures for development. The Zoning
Ordinance translates plan policies into specific use
regulations, development standards, and performance criteria that govern development on individual properties. The Specific Plan provides regulations for new overlays, use and development standards,
and density and intensity limits, consistent with the
Specific Plan’s land use classifications and development standards included in Chapter 3: Land Use and Chapter 5: Urban Design. The City must also bring the
Citywide Zoning Map into conformance with the Plan.
8.2 IMPLEMENTATION
PROGRAM AND
PHASING
Implementation of the Sharp Park Specific Plan will
require action by several different departments
within the City, including the City Manager’s Office,
City Attorney’s Office, Administrative Services (which
includes the Finance Division), Planning, Public
Works, Parks, Beaches and Recreation, Fire, and
Police. Ultimately, much of the look and feel of the
Sharp Park Specific Plan Area will be determined
by the architecture, landscaping, layout, and maintenance of individual developments, as prescribed by the design standards and guidelines articulated
in Chapter 5. However, the City must take the lead in
coordinating the needed area-wide actions that will
enable complete implementation of the Specific Plan
and its vision. In order to successfully implement the
Sharp Park Specific Plan, necessary public improvements will need to be funded and constructed in a timely fashion consistent with future development
in the Sharp Park Specific Plan Area. Phasing of
improvements and projects will be based on development cost, market factors, and available financing.
Many of the infrastructure improvements will be contingent on the need created by new development and will happen concurrently with new development.
Estimated costs are included where available; cost
estimates are preliminary, and there may be additional costs associated with improvements as streetscape, traffic, and infrastructure plans develop over time.
PHASING
Phasing of improvements and projects will be based
on development cost, market factors, and available
financing. Many of the infrastructure improvements
will be contingent on the need created by new
development and will happen concurrently with new
development. A recommended phasing strategy is
outlined below, though as market conditions may
change in the future, the actual phasing strategy may
differ.
SHARP PARK SPECIFIC PLAN
ATTAINABLE SHARP PARK: IMPLEMENTATION | 8-3
Proposed Phasing Strategy:
— Streetscape and public realm improvements
along Palmetto Avenue to stimulate development
in the Sharp Park Specific Plan Area’s “core.”
— Leverage publicly owned sites at 2212 Beach
Boulevard and the Sharp Park Library. Redevelopment of these sites is crucial for the activation Palmetto Avenue and Sharp Park neighborhood
as a whole.
— Redevelopment of other privately owned sites
along Francisco Boulevard and east-west connections/public realm improvements from Francisco Boulevard to Palmetto Avenue. — Redevelopment of privately owned sites at
Eureka Square.
ONE-TIME CAPITAL IMPROVEMENT
PROJECTS
This section summarizes the identified infrastructure
and public realm improvements (refer to Chapter
5 for more detailed descriptions). Specifically, this
strategy is focused on public realm improvements,
such as bicycle and pedestrian improvements, lighting and landscaping improvements, wayfinding and signage, etc.. The list of capital improvement projects should be periodically updated as projects are completed and new projects emerge as priorities.
The Sharp Park Specific Plan vision identified a
range of public realm improvements, as shown on
Table 8-1, including Park/Plaza improvements, roadway improvements, bicycle and pedestrian improvements, and streetscape and landscaping improvements. Total costs amount to nearly $10 million as shown in Table 8-1.1 Where appropriate, this financial
strategy considers the City’s needs as a whole.
1 Caltrans maintains authority over highway right-of-way and would bear responsibility for underpass improvements at Clarendon Road.
Table 8-1: Estimate of Sharp Park Specific Plan Capital Costs (Rounded, in 2021 Dollars)
CATEGORY OF CAPITAL IMPROVEMENT
TYPE OF IMPROVEMENT BY AREA ROADWAY BIKE/PED STREETSCAPE/ LANDSCAPING TOTAL Palmetto Avenue
Street Furniture (benches, trash receptacles, bike
racks)
$50,000
Wayfinding & Directional Signage $5,000
Mid-Block Bulb-out for Landscaping / Street Trees
(approx. 50)
$625,000
Paloma Avenue
Sidewalk Improvements $250,000
Bike Route Improvements - Signage $5,000
Crossing Improvements $100,000
Street Parking $50,000
Low Impact Pedestrian Scale Lighting / Landscaping $100,000 San Jose Avenue
Sidewalk Improvements $250,000
Low Impact Pedestrian Scale Lighting / Landscaping $100,000 Bike Route Improvements - Signage $5,000
Santa Rosa Avenue
Sidewalk Improvements $100,000
Bike Route Improvements - Signage $5,000
Clarendon Road
Bike Route Improvements - Signage & Bike Parking $30,000 Wayfinding & Directional Signage $5,000
Street Trees in Tree Wells $150,000
Intersection Improvements (Flashing Beacons /
Xwalks)
$25,000
Underpass Improvements $1,000,000
Traffic Improvements (Narrow Lanes) $500,000
Francisco Boulevard
High Visibility Xwalks $25,000
Curb Extensions $125,000
Wayfinding Signs $5,000
Beach Boulevard
Bike / Ped Crossing Improvements $50,000
Enhancements to Existing Trail - Pavement Markings /
Lighting
$125,000
Oceana Boulevard
High Visibility Xwalk $25,000
Curb Extensions $125,000
Sidewalk Improvements $250,000
Bike Route / Transit Improvements $50,000
Subtotal/Total $1,550,000 $1,545,000 $1,040,000 $4,135,000 Source: Dyett & Bhatia; City of Pacifica
8-4 | CHAPTER 8
Table 8-2: Recommended Funding Strategy
CAPITAL OPERATIONS & MAINTENANCE
TYPE OF
IMPROVEMENT
PARK
IMPACT OR
IN-LIEU FEE
PARKING
IN-LIEU
FEE1
ROY DAVIES
TRUST
C/CAG
MEASURE M
CDBG
FUNDING
CAL ATP OTHER BUSINESS
IMPROVEMENT
DISTRICT2
GENERAL
FUND
Roadway3 X X X
Bike/Ped X X X X
Streetscape/
Landscaping
X X X
Notes:
1. The parking in-lieu fee could be recast as a transportation demand management in-lieu fee and used to help fund bicycle and pedestrian improvements that reduce the need for parking in the Sharp Park Specific Plan Area/
2. The City could evaluate the interest of Sharp Park area businesses to form a Business Improvement District to fund streetscape/landscaping maintenance.
3. Underpass improvements will be the responsibility of Caltrans.
Source: Dyett & Bhatia; City of Pacifica; Economic & Planning Systems, Inc.
SHARP PARK SPECIFIC PLAN
ATTAINABLE SHARP PARK: IMPLEMENTATION | 8-5
8.3 INFRASTRUCTURE FINANCING PLAN
OVERVIEW OF FUNDING SOURCES
AND FINANCING MECHANISMS
There is a range of funding sources and financing
mechanisms that may be available to fund improvements and ongoing maintenance in the Sharp Park Specific Plan Area. Whether a particular funding
source is appropriate for a given improvement or
cost category depends on several factors, such as
whether the funding is needed for capital improvements or ongoing operations and maintenance, the type of improvement, whether the improvement
benefits the City overall or a smaller geographic
area, how the combined burden of fees or assessments and taxes affect development feasibility, and the timing of funding sources versus the need for
improvements. It is also important to consider and
plan for the long-term fiscal implications of capital
improvements.
Table 8-3 presents a recommended strategy to
address capital and operations and maintenance
costs. The City already makes use of some of these,
while others are options for future consideration.
Existing and Potential Funding Sources for
Capital Improvements
Development Impact Fees
Development impact fees are charged to new private development to fund a range of public infrastructure improvements that are necessary to serve the new development. A development impact fee is
a one-time charge on new development designed to
cover a “proportional-share” of the total capital cost
of necessary public infrastructure and facilities. The
creation and collection of impact fees are allowed
under AB 1600 as codified in California Government
Code Section 66000, known as the Mitigation Fee
Act. To the extent that required improvements are
needed to address both “existing deficiencies” as
well as the projected impacts from growth, only the
portion of costs attributable to new development
can be included in the fee. Consequently, impact
fees are typically only one of many sources used
to finance a city’s needed infrastructure improvements. Fees can be charged on a jurisdiction-wide basis or for a particular subarea of the jurisdiction.
In a smaller city like Pacifica, a citywide fee program may be appropriate.
8-6 | CHAPTER 8
The General Plan 2040 includes a policy to 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. Currently, the City charges
a park facilities impact fee based on the total number
of bedrooms (note this fee is different from the City’s parkland in lieu fees described below which can be
charged to subdivisions). The fees were last updated
in 2012 and the City plans to update them in 2022
to better align the fees with future growth, needed
improvements, and current costs. Currently the
park development impact fee fund has a balance of
approximately $500,000; the annual revenue stream
is variable depending on the level of development
activity in the City.
As part of the realization of the Sharp Park Specific
Plan vision, there will be capacity for 270 net new
housing units. This new residential development,
when it occurs, as well as new development elsewhere in the city, will contribute to park impact fee revenue. If the envisioned development does not
materialize as expected, associated impact fee revenue may not be received by the City.
Park In-Lieu Fee (Quimby)
Park and recreation improvements may be funded
through the Quimby Act requirements (for parkland
acquisition) through the residential subdivision process, consistent with the Quimby Act. Revenues can be spent on land acquisition or park improvements.
Currently the City of Pacifica charges a parkland
in-lieu fee for residential subdivisions based on the
total number of bedrooms per unit. The fees were last
updated in 2012 and the City plans to update them in
2022 to re-establish the City’s parkland level of service and current land values and improvement costs.
Sharp Park Specific Plan Parking In-Lieu Fee
The City recently updated its Sharp Park Specific
Plan Parking In-Lieu fee to a maximum of up to
$40,260 per space, with indexed annual increases.
This fee may be paid by an applicant in lieu of providing the required parking onsite. Any revenue that is collected is intended to be put towards a parking
structure that would serve the Sharp Park area. The
City may want to evaluate the possibility of reframing the in-lieu fee such that revenue can be spent on a broader range of transportation demand management improvements. For example, to the extent that bicycle and pedestrian improvements reduce
the need for parking in the Specific Sharp Park Specific Plan Area, it would be appropriate to spend fee revenue on bicycle and pedestrian infrastructure
improvements.
Roy Davies Trust
The Roy Davies Trust fund was established and
funded in 2006 with funds designated “to be kept
in a segregated account for the benefit of the Pacifica Parks, Beaches and Recreation Department. The funds are to be used to help acquire, build, remodel,
improve, support, and maintain, the equipment,
buildings, grounds, yard, gardens and landscaped
areas of various parks, beaches, and recreation
areas located in Pacifica, to conduct related educational and recreation programs for the benefit of the general public…”
SHARP PARK SPECIFIC PLAN
ATTAINABLE SHARP PARK: IMPLEMENTATION | 8-7
The Fund principal can only be used for the purposes specified and can only be appropriated by a 4/5 Council majority. The fund balance at the end
of FY2020-2021 was $3.1 million. The Adopted
Budget includes use of Roy Davies Trust funds
totaling $600,000 to perform playground equipment improvements ($330,000), Edgemar Park upgrades ($60,000), a fitness court at Frontierland
Park ($160,000), and the initial phase of Beach Boulevard Park/Plaza improvements ($50,000). The City has considered use of Roy Davies Trust funds for a
portion of the costs to create a pocket park as part
of the Civic Center rehabilitation project approved
by the Planning Commission in 2021. There may
also be other improvements envisioned in the Sharp
Park Specific Sharp Park Specific Plan Area, especially the Public Plaza at Eureka Square, that would be appropriate uses for the Roy Davies Trust fund
revenue.
Measure M Regional Funding
The City/County Association of Governments of San
Mateo County (C/CAG) sponsored Measure M, which
was approved by the voters of San Mateo County in
2010. Measure M imposes an annual fee of ten dollars ($10) on motor vehicles registered in San Mateo County for transportation-related traffic congestion
and water pollution mitigation programs, including
the Safe Routes to School program. The revenue
is estimated at $6.7 million annually over a 25-year
period. Per the Expenditure Plan, 50 percent of the
net proceeds will be allocated to cities/County for
local streets and roads and 50 percent will be used
for countywide transportation programs such as
transit operations, regional traffic congestion management, water pollution prevention, and safe routes to school.
Local Tax Measures
Increases in local taxes, generally, can be considered as a mechanism to bolster the General Fund.
Subject to a vote, cities can use a variety of existing or new funding sources to fund infrastructure directly. For example, in addition to local sales tax
increases, transient occupancy taxes, utility user
taxes, and (local option) real estate transfer taxes
(charter cities only) all can be created or increased
for this purpose. By enhancing General Fund revenues, the City gains the ability to divert some funds to infrastructure projects. A commitment to fund specific types of projects can be made in the ordinances that create new taxes or can be made as a matter of
city policy. City funding can be used to fund infrastructure using a “pay-as-you-go” approach, as a source of reimbursement, or to support a municipal
bond issue (e.g., to fill an initial funding gap associated with development impact fee programs or land secured financing programs).
The incidence of burden falls to those paying the
taxes or rates. For example, sales taxes are paid by
residents, businesses, employees, and visitors, while
transient occupancy taxes are primarily paid by visitors. The rationale for this payer burden is that these residents, businesses, employees, and visitors will
benefit from the investments made in infrastructure
and development.
At this point, the Sharp Park Specific Plan Funding
Strategy does not rely on increases in other local
taxes.
General Obligation Bonds
A general obligation bond is a type of municipal
bond that is secured by a state or local government’s
pledge to use legally available resources, most typically including property tax revenues, to repay bond holders. Credit rating agencies often consider a
8-8 | CHAPTER 8
general obligation pledge to have very strong credit
quality and frequently assign them investment grade
ratings. In California, cities must secure a two-thirds voter approval to issue general obligation bonds.
The incidence of burden of general obligation bonds
is on all property owners in the issuing jurisdiction
proportional to the value of their property. General
obligation bonds are generally restricted to fund the
acquisition or improvement of real property. .
Developer Dedications, Contributions, and Exactions
Under the Subdivision Map Act, developers may be
required to dedicate land or make cash payments
for public facilities and infrastructure improvements
required or affected by their project. Dedications
are typically made for road and utility rights-of-way
fronting individual properties, parkland, and land for
other public facilities directly required by their projects (e.g., payments for a traffic signal). Significant new development is required to generate meaningful
amounts of revenue or in-kind improvements.
In the case of the Specific Plan, it is expected that
certain developments will be required, as a condition of approval, to dedicate the right of way adjacent to their properties and make or fund necessary improvements for street frontage and utilities. In
addition, developers may elect to provide dedications or one-time payments for other project infrastructure requirements, improvements, or mitigations in lieu of participation in one or several of the financing mechanisms identified herein. For example, developers may want to dedicate park and open space improvements in-lieu of associated impact fee
requirements. In such cases, the City will determine
and approve, if appropriate, the terms and conditions
associated with such dedications or contributions.
Development Agreements
A development agreement (DA) is a legally binding,
voluntary agreement between a local government
and developer authorized by State statute (Government Code Section 65864 et seq.). A DA is a means for a developer to secure certain terms for a particular development project for an agreed-on period (often long-term approvals) in exchange for special
considerations by the city (or county), generally
including infrastructure improvements, amenities, or
other community benefits that cannot be obtained
through the normal conditions applicable to the project. These arrangements tend to be available during times of strong market performance. In weaker markets or locales it may be difficult to obtain such private financing.
The City could consider requesting in-kind improvements as part of development agreements, meaning the developer could build/provide identified improvements.
Grants
Grants provide external funding from regional, state,
and federal sources but reflect local priorities, and
many grants require local matches. Apart from local
match requirements, there are significant staff costs
associated with grant funding, including staff time
during the application process and during the administration of the project. Grant funding is often limited to capital improvements with maintenance responsibilities falling to the local jurisdiction.
The landscape of grant opportunities is constantly
changing, and throughout the implementation of the
Specific Plan, it will be important to identify appropriate opportunities. Further analysis to align available grant resources with specific improvements is needed to determine which grants are worth
pursuing.
SHARP PARK SPECIFIC PLAN
ATTAINABLE SHARP PARK: IMPLEMENTATION | 8-9
Community Development Block Grant Funding
CDBG funds are provided as grants to fund housing activities, public works, community facilities, and public service projects serving lower-income people,
either through the “Community Development” or
“Economic Development” programs. Through the
“Community Development” component, public
improvements such as ADA-compliant public realm
improvements may be funded.
California Proposition 68: Parks, Environment, and
Water Bond
In June 2018, California voters approved $4 billion
in state general obligation bonds for state and local
parks, environmental protection projects, water infrastructure projects, and flood protection projects. The City could evaluate the feasibility of applying for a
grant to obtain funding (or partial funding) for the
Sharp Park public realm improvements.
California’s Active Transportation Program (ATP)
MTC administers California’s ATP for the Bay Area,
tapping state and federal funds to support programs
that make walking and biking better travel options
for Bay Area residents. The program allows cities,
counties, transit agencies and other public agencies
to compete for grants to build bicycle/pedestrian
paths, install bike racks, and other projects or programs that make walking or biking easier, safer, and more convenient. The City of Pacifica could consider
applying for the next grant cycle.
California’s Local Streets and Roads Program (LSRP)
Through SB 1, the Local Streets and Roads Program
dedicates approximately $1.5 billion per year in new
formula revenues apportioned by the State Controller to cities and counties for basic road maintenance, rehabilitation, and critical safety projects on the local streets and roads system. Several of the “roadway”
improvements may be eligible for LSRP funding.
POTENTIAL FUNDING SOURCES FOR
OPERATIONS AND MAINTENANCE
Business Improvement District
A Business Improvement District is a public/private
sector partnership that performs a variety of services to improve the image of a jurisdiction and to promote individual business districts. BIDs carry
out economic development services by working
to attract, retain and expand businesses. Allowed
improvements include streets/parking, parks, trash
receptacles, street lighting, decorations, and security facilities and equipment. Services may include marketing, economic development, security, sanitation, and promotion of tourism. A BID is typically operated
by a non-profit entity.
There is an existing Hotel BID in the City funded by
a $1 per day surcharge on hotel stays. This BID could
potentially be expanded to help fund maintenance of
public realm streetscape improvements (e.g., landscaping), or a BID funded by businesses in the Sharp Park Specific Sharp Park Specific Plan Area could be
formed.
Parcel Tax
Parcel taxes are excise taxes on real property based
on either a flat per-parcel rate or a varying rate
depending on use, size, or number of units on each
parcel. Parcel taxes can be used for any municipal
purpose, including parks. Parcel tax rates are normally weighted in some capacity, such as by size of parcel, density of parcel, or demographics of parcels.
Rates also often vary by land use depending on the
nature of the services to be funded.
8-10 | CHAPTER 8
While parcel taxes are often used to finance bonds,
parcel tax revenue also can be used to fund annual
operations and maintenance expenses. A parcel tax
may be considered as a long-term solution to operations and maintenance on a systemwide basis. A parcel tax is subject to constitutional requirements
for voter approval,
General Fund
The General Fund, which is a governmental fund, is
the City’s main fund that accounts for the vast majority of city operations, including but not limited to police services, recreation, planning, building inspection, library, engineering, parks maintenance, street maintenance, and general administration.
Cities in California typically rely on General Fund revenue to fund a range of operations and maintenance, including parks. However, the use of existing General
Fund revenue is limited by current demands to support general municipal operations.
Corporate/Organization Partnerships and
Volunteers
City staff and other volunteer-based organizations
could explore philanthropic and nonprofit opportunities for in-kind services or donations. The potential use of volunteers could help offset certain maintenance or operating expenses. Potential cost savings from these efforts are not certain enough to reflect in this strategy but should be considered.
8.4 ADMINISTRATION AND
MONITORING
Each of the identified capital improvements will
require ongoing operational and maintenance (O&M)
support, as indicated on Table 8-4. While precise
O&M estimates associated with each of the improvements are not provided here, it is important to consider and potentially scale capital improvements so that the associated O&M expenses are manageable
and sustainable. When capital improvements and
regular maintenance do not occur or are underfunded, it becomes a problem of deferred maintenance which can degrade the function, aesthetics, and longevity of an improvement.
Presently, the City’s Public Works Department
spends approximately $2.5 million each year out
of the General Fund on roadway, street trees,
street lights, and park O&M. Like cities across the
state, increasing pension obligations and general
increases in operating costs are putting upward
pressure on the City’s streets and parks-related O&M
expenditures, which may require greater investment
from the General Fund if other funding sources are
not identified.
Table 8-3: Maintenance Frequency
TYPE OF IMPROVEMENT BY AREA INCREASED MAINTENANCE
REQUIRED
FREQUENCY OF
MAINTENANCE
ESTIMATE OF
ADDITIONAL HOURS
Palmetto Avenue
Street Furniture (benches, trash receptacles, bike racks) Monthly Wayfinding & Directional Signage + 10 years
Mid-Block Bulb-out for Landscaping / Street Trees (approx. 50) + Quarterly 20 Paloma Avenue
Sidewalk Improvements + 10-20 years
Bike Route Improvements - Signage 10 years
Crossing Improvements 10 years
Street Parking 10-15 years
Low Impact Pedestrian Scale Lighting / Landscaping + Quarterly 20 Bulb-outs for Landscaping / Street Trees + Quarterly 20 San Jose Avenue
Sidewalk Improvements 15-20 years
Low Impact Pedestrian Scale Lighting / Landscaping Quarterly 20 Bike Route Improvements - Signage 10 years
Santa Rosa Avenue
Sidewalk Improvements 10 years
Bike Route Improvements - Signage 10 years
Clarendon Road
Bike Route Improvements - Signage & Bike Parking 10 years Wayfinding & Directional Signage 10 years
Street Trees in Tree Wells + Quarterly 20
Intersection Improvements (Flashing Beacons / Xwalks) Yearly Underpass Improvements Yearly
Traffic Improvements (Narrow Lanes) 5-10 years
Francisco Boulevard
High Visibility Xwalks 10 years
Curb Extensions 20 years
Wayfinding Signs 10 years
Beach Boulevard
Bike / Ped Crossing Improvements 10 years
Enhancements to Existing Trail - Pavement Markings / Lighting + Monthly 2 Oceana Boulevard
High Visibility Xwalk 10 years
Curb Extensions 20 years
Sidewalk Improvements 20 years
Bike Route / Transit Improvements 5-10 years
Source: Dyett & Bhatia; City of Pacifica
SHARP PARK SPECIFIC PLAN
ATTAINABLE SHARP PARK: IMPLEMENTATION | 8-11
SHARP PARK SPECIFIC PLAN
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SHARP PARK SPECIFIC PLAN
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