PLANNING COMMISSION
Staff Report
Scenic Pacifica
Incorporated Nov. 22, 1957
DATE: January 17, 2023 FILE: TA-123-22
ITEM: 2
SUBJECT: File No. 2022-036 – Text Amendment TA-123-22, initiated by the City of Pacifica, to repeal and replace Article 49, “Short-Term Rentals” of the City of Pacifica Zoning Regulations (Title 9, Chapter 4 of the Pacifica Municipal Code [“PMC”]) to establish a cap of 150 short-term rental permits issued citywide and various other conforming amendments and finding the text amendment exempt from the California Environmental Quality Act (CEQA).
PROJECT
LOCATION: Citywide
PUBLIC NOTICE: A one-eighth page Notice of Public Hearing was published in the San Mateo Daily Journal on January 6, 2023.
CEQA STATUS: Exempt from the California Environmental Quality Act (CEQA) under the “General Rule” exemption in CEQA Guidelines § 15061(b)(3).
REQUIRED
APPROVALS: Government Code Section 65853 et seq. requires the Planning Commission to conduct a public hearing and provide a written recommendation to the City Council on any new zoning ordinance, amendment to a zoning ordinance, or change in a property’s zoning designation. Pacifica Municipal Code Section 9-4.3501 et seq. similarly requires the Planning Commission to conduct a public hearing and to provide a recommendation by resolution to the City Council on any zoning text amendment or change in a property’s zoning designation.
The City Council, as the legislative body of the City, must conduct a public hearing and enact by ordinance any zoning text amendment or change in a property’s zoning designation before it may take effect, with few 2 Packet Pg. 5
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exceptions. Public Resources Code Section 30514 additionally provides that any ordinance enacted by the City Council which amends the City’s zoning standards or zoning map shall not take effect within the Coastal Zone until the California Coastal Commission certifies an amendment to the City’s Local Coastal Program.
RECOMMENDED
ACTION: Adopt the attached Resolution initiating the Text Amendment and recommending approval to City Council (Attachment A) and finding the proposed ordinance is exempt from the California Environmental Quality Act.
BACKGROUND:
The term “short-term rental” (“STR”) refers to the use of all or a portion of a residential dwelling unit for a rental of less than 30 consecutive days. The popularity of STRs has increased steadily over the past decade due in part to the convenience of booking provided by companies such as Airbnb and VRBO and the increased availability of STRs as an alternative to a traditional hotel or motel. STRs can also provide a source of income for owners and occupants of the residential dwelling units offered for rent as STRs.
The increasing number of STRs in Pacifica led the City Council to adopt Ordinance No. 835- C.S. (“Ordinance”) in 20181. The Ordinance established a permit requirement for operation of an STR, certain operating requirements, and permit revocation and enforcement processes (“STR Program”). The operating requirements established in the Ordinance also included certain guest safety standards including a requirement that a diagram of exits, fire extinguisher locations, and fire and police contact numbers be printed and on-site for the renter. The Ordinance appoints the Assistant City Manager or designee as the responsible City official for administration of the STR permit process. Other staff primarily in the Finance Division of the Administrative Services Department assist applicants with completing their STR permit registrations, business license registration and then once permitted, compliance with the City’s transient occupancy tax (“TOT”). The City engaged a consultant, HdL, in July 2021 to assist the Finance Division with reviewing the annual filings for the TOT returns, including TOT compliance verifications for STRs.
On June 13, 2022, City staff provided a comprehensive update to the Council on implementation of the City’s STR Program2. At that meeting staff provided a detailed report on implementation of the STR Program, which included information regarding STR locations in Pacifica, the TOT collections from STRs, the impact STRs have on the City’s housing stock, unpermitted STRs and City enforcement activities. Staff summarized the status of the STR Program as follows:
1 City Council Ordinance No. 835-C.S.
2 City Council June 13, 2022 Agenda Report, Item No. 14. 2 Packet Pg. 6
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• The City’s STR Program is still relatively new;
• STRs comprise a small share of dwelling units3(less than 1%), especially low for a coastal community;
• Some STR concentration has been observed in West Sharp Park and Pedro Point neighborhoods;
• No evidence of significant neighborhood problems or impacts to public health, safety and welfare.
The City Manager’s recommendation, at that time, was to not undertake any modifications to the STR Program and to continue to gather data on the number and types of STRs, continue to work to identify unregistered STRs and assess and enforce as necessary any Accessory Dwelling Units (“ADUs”) being utilized as STRs. Ultimately, the City Council did not direct any changes to the STR Program but did direct that potential revisions to the STR Program be revisited during the Council goal setting in 20234.
Following the June 13, 2022 City Council meeting, members of the public expressed their concerns relating to the sale of residential property in Pacifica for the singular purpose of using the property as an STR. These types of purchases can have a negative impact on the community as they remove an entire housing unit from the housing stock available for long-term residential use. As a result, at the October 10, 2022 City Council meeting, staff presented to Council information about residential property sales resulting in subsequent STR use and asked for direction on whether amendments to the STR Program regulations were warranted5. The public comments received during the meeting ranged from neighbors of STR properties expressing their complaints of STRs that are impacting their neighborhoods to a STR host detailing the affordability benefits their STR brings to their housing situation. As presented at the meeting, based on data from HdL, 101 STR permits were issued in Pacifica, 24 STRs were identified as unregistered, and 47 STRs were closed and ceased activity as of September 2022.
In response to concerns that increasing STRs would impact the City’s housing stock, a majority of the Council provided direction to amend the STR Program regulations to impose a cap of 150 total STR permits issued in Pacifica and that further potential revisions to the STR Program be revisited during the Council goal setting in 20236.
PROPOSED TEXT AMENDMENT
The proposed text amendment would revise various sections of Article 49 “Short-Term Rentals” of Title 9, Chapter 4 of the PMC. The text amendment is summarized below:
3 The 103 STRs identified by HdL in the June 13, 2022, report comprise less than 1 percent of Pacifica’s total housing stock.
4 City Council Minutes June 13, 2022
5 City Council October 10, 2022 Agenda Report, Item No. 10 6 City Council Minutes October 10, 2022
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Definitions. A definition for “Permit,” “Permittee,” and “Short-term rental permit cap” would be added to provide clarity of the terms as used in Article 49.
Short-term Rental Permit Cap. A new section would be added to establish a cap of 150 STR permits. The section also would identify a waitlist would be created for applications received after the issuance of 150 STR permits.
Junior Accessory Dwelling Unit (JADU). Language would be added to clarify that no STR shall operate within a JADU. This language is complementary to existing language in Pacifica Municipal Code section 9-4.454(a)(6).
Term and Renewal. The text amendment would change the stated expiration date of STR permits to October 31 from December 31, which mirrors the City’s expiration date for all business licenses. This will align currently inconsistent deadlines for permittees, which are required to get a business licenses renewed for a STR two months before they are required to get their STR permit renewed.
The proposed text amendment would not impact any of the existing STR permit application standards, STR operating requirements, or implementation of the STR permit revocation and enforcement provisions of the STR Program. Tracked changes of the proposed text amendment is shown in Attachment B.
LOCAL COASTAL PROGRAM
No Ordinance amendments would be effective in the Coastal Zone until the California Coastal Commission (“CCC”) certifies an amendment to the City's local coastal program (LCP) pursuant to Section 30514 of the California Public Resources Code. The CCC has found that outright bans or undue restrictions on STRs are inconsistent with Coastal Act policies prioritizing public access and visitor-serving uses.
Pacifica’s Coastal Zone contains the only recreational vehicle (RV) park and six of Pacifica’s seven hotels/motels. These broad accommodation types suit the needs of various sized groups and budgetary levels of the City’s visitors. The City’s approximately 328 Coastal Zone hotels/motels rooms can generally accommodate groups of two to four in a room, but some hotel/motel rooms can accommodate up to 10 in a room and potentially larger groups through connected rooms. The average room cost for hotels/motels in the Coastal Zone is $180 to $225 per night. The RV Park can accommodate visitors with vehicles up to 45 feet in length and rates can range from $83 to $159 per night.
Based on the hosts’ self-identified STR guest maximum, the average STR in the Coastal Zone can accommodate groups of 6.5 people per site, with a maximum of 16 guests per site. The City 2 Packet Pg. 8
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was unable to collect the average nightly STR rates, but a maximum rate of $643 per night was identified. The City’s proposed text amendment to the STR Program will not change accommodations that are provided through the currently permitted STRs.
The CCC has also recognized a need to restrict STRs in some coastal communities where evidence showed that the STR market was significantly impacting the availability of housing or having other impacts on coastal resources.
Based on data provided from HdL, as of December 16, 2022, there were 129 STR permits issued in Pacifica, 48 of which (37 percent) are located in the Coastal Zone. Pacifica’s Coastal Zone contains approximately 2,574 housing units7. There are approximately 14,652 housing units total within Pacifica8. STR permits occupy approximately 1.9 percent of the housing units in the Coastal Zone and approximately 0.88 percent of housing units in Pacifica overall, showing a disproportion concentration of STR permits issued relative to the proportion of Pacifica’s housing units located in the Coastal Zone (more than twice the concentration). However, this value could be an underestimation as STR permits are not issued per housing unit, but are issued per application. Therefore, an application can cover more than one housing unit (e.g., multiple apartments could be covered under one STR permit). Table 1 details the impact of permitted STRs on housing stock within the Coastal Zone.
Table 1. Housing Stock Impacts of Permitted STRs in the Coastal Zone Neighborhood No. of Housing Units a No. of Permitted
STRs
Percentage of Housing Units being
used as Permitted STRs
Fairmont West 349 1 <0.5
West Edgemar/
Pacific Manor
671 3 <0.5
West Sharp Park 1,040 28 2.7
Pedro Point 301 16 5.3
Coastal Zone 2,574b 48 1.9
Source: U.S. Census Bureau, 2020 Census Redistricting Data (Public Law 94-171) Table H1 Note:
a. Estimated based on census block units that most closely represent the neighborhood as defined in the Local Coastal Land Use Plan
b. Includes housing units in all Coastal Zone neighborhoods In addition to the permitted STRs, HdL has been tracking advertisements for STRs in an effort to identify unpermitted STRs and bring these operators into compliance. Based on HdL’s findings of unpermitted STRs as of December 21, 2022, Table 2 details the impact all STRs, permitted and unpermitted, are having on housing stock within the Coastal Zone.
Table 2. Housing Stock Impacts of Permitted and Unpermitted STRs in the Coastal Zone Neighborhood No. of Housing No. of Permitted No. of Unpermitted Percentage of Housing Units 7 U.S. Census Bureau, 2020 Census Redistricting Data (Public Law 94-171) Table H1 8 Ibid.
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Units a STRs STRs being used as STRs
(Permitted and Unpermitted)
Fairmont West 349 1 0 <0.5
West
Edgemar/
Pacific Manor
671 3 1 0.6
West Sharp
Park
1,040 28 24 5.0
Pedro Point 301 16 8 7.9
Coastal Zone 2,574b 48 34c 3.2
Source: U.S. Census Bureau, 2020 Census Redistricting Data (Public Law 94-171) Table H1 Note:
a. Estimated based on census block units that most closely represent the neighborhood as defined in the Local Coastal Land Use Plan
b. Includes housing units in all Coastal Zone neighborhoods c. Includes one unpermitted STR in the Fairway/Rockaway neighborhood During a time when the state of California, and especially the San Francisco Bay Area is experiencing a housing crisis, these small percentages of housings units being used as STRs are having a negative effect on housing availability, and therefore are negatively impacting housing affordability.
The City’s General Plan does not directly address the balance of STRs and their relationship with housing availability. Guiding Policy CD-G-3 of the General Plan9 states “Neighborhood Conservation. Preserve the unique qualities of each of Pacifica’s residential neighborhoods.” Additionally, the goals, objectives, and programs contained in the City of Pacifica’s 2015-2023 Housing Element10 “strive to encourage and incentivize the maintenance, preservation, improvement, and development of housing affordable to persons of all income levels and special needs categories.” The profusive use of the City’s existing housing stock for STRs would impact the City’s Housing Element goals of encouraging and incentivizing the preservation of housing. Furthermore, due to the attributes of STRs, their use can prompt consideration of their compatibility with the unique qualities of a residential neighborhood.
Coastal Act Policy No. 5 in Pacifica’s Local Coastal Land Use Plan11 states that “Lower cost visitor and recreational facilities and housing opportunities for persons of low and moderate income shall be protected, encouraged, and, where feasible, provided. […].” Removing housing units from the Coastal Zone, even temporarily, through their rapid conversion to STRs at a greater pace than development of new long-term housing conflicts with this policy and will significantly impact the availability of housing in the Coastal Zone on a long-term basis.
Therefore, a cap on STRs is appropriate and consistent with General Plan and Local Coastal Land Use Plan policies.
9 Pacifica 2040 General Plan, adopted July 2022
10 Pacifica Housing Element 2015-2023, adopted May 2015 11 Pacifica Local Coastal Land Use Plan, March 1980 as amended 2 Packet Pg. 10
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As stated above this text amendment does not impact currently permitted STRs that are providing visitor-serving uses. Rather, it would limit the availability of additional STR permits once the cap is reached.
PUBLIC COMMENT
Prior to publishing, one public comment was received and is included in Attachment C.
CALIFORNIA ENVIRONMENTAL QUALITY ACT
Staff recommends that the Planning Commission find the proposed zoning text amendment to be exempt from the California Environmental Quality Act (CEQA). The text amendment would be exempt from CEQA pursuant to the “General Rule” exemption in CEQA Guidelines § 15061(b)(3)). The General Rule exemption provides that “The activity is covered by the common sense exemption that CEQA applies only to projects which have the potential for causing a significant effect on the environment. Where it can be seen with certainty that there is no possibility that the activity in question may have a significant effect on the environment, the activity is not subject to CEQA.”
The text amendment would make amendments to the existing STR Program to, among other things, establish a limit the number of STRs that would be permitted within the City. The limitation of STRs would not have a significant effect on the environment.
STAFF RECOMMENDATION
Staff recommends adoption of the attached resolution initiating the text amendment and recommending approval to the City Council.
COMMISSION ACTION
MOTION FOR APPROVAL:
Move that the Planning Commission FINDS the proposed ordinance is exempt from the California Environmental Quality Act; ADOPTS the resolution included as Attachment A to the staff report to initiate Text Amendment TA-123-22 and recommends approval to the City Council; and, INCORPORATES all maps and testimony into the record by reference. 2 Packet Pg. 11
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ATTACHMENT LIST:
Attachment A - Draft Resolution and Draft Ordinance (DOCX) Attachment B - Tracked changes of Short-Term Rental Provisions (PDF) Attachment C - Public Comment (PDF)
2 Packet Pg. 12
Attachment A Omitted from Packet
TITLE 9. - PLANNING AND ZONING
CHAPTER 4. - ZONING
Article 49. Short-Term Rentals
Article 49. Short-Term Rentals
Sec. 9-4.4900. Purpose and intent.
The purpose of this article is to establish regulations governing the short-term rental of residential property within the City of Pacifica in order to ensure the health, safety, and welfare of the residents of the City of Pacifica, and to allow for the short term rental of single-family and multi-family dwelling units for less than thirty (30) consecutive days, while still preserving the single-family character of neighborhoods, and preventing short-term rental activities from becoming a nuisance or a threat to public health, safety or welfare. (§ 2, Ord. 835-C.S., eff. July 10, 2018)
Sec. 9-4.4901. Definitions.
For the purposes of this article, unless otherwise apparent from the context, the following words and phrases are defined as set forth below:
(a) "Administrator" means the Assistant City Manager or designee. (b) "Advertising platform" means any online site that provides a means for the host to advertise or otherwise offer for rent a short-term rental.
(c) "Operate" means the operation of a short-term rental, and includes the acts of establishing, offering, maintaining, or listing for rent a short-term rental with an advertising platform. (d) “Permit” or “Short-term rental permit” means a permit issued by the City pursuant to this Article to allow the use of a dwelling unit property, or portion of it, as a short-term rental. (e) “Permittee” means a property owner and/or authorized representative of the property owner, who has been issued a short-term rental permit by the City. (d) "Rental" means the occupancy or use of a dwelling unit property, in exchange for any form of rent that may be valued in money, including cash, credit, goods, labor, or property, regardless of whether such rent is actually received.
(e) "Short-term rental" means the use of a dwelling unit, or portion of it, for a rental of less than thirty (30) consecutive days.
(f) “Short-term rental permit cap” means the maximum number of short-term rental permits that may be issued at any given time by the City.
(§ 2, Ord. 835-C.S., eff. July 10, 2018)
Sec. 9-4.4902. Short-term rental permit cap.
The short-term rental permit cap shall be one hundred fifty (150) at any given time. The Administrator shall not approve any applications for short-term rental permits once the Administrator has determined that the short-term rental permit cap has been reached. The Administrator may create a waiting list for those applications received after the issuance of 150 short-term rental permits.
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Attachment: Attachment B - Tracked changes of Short-Term Rental Provisions (5247 : Short-term Rental Program Amendment)
Sec. 9-4.49032. Short-term rentals permitted.
Short-term rentals are permitted in all residential zones, subject to compliance with the following requirements:
(a) No person may operate a short-term rental without first obtaining a short-term rental permit issued pursuant Section 9-4.49043.
(b) In accordance with Section 9-4.453(a)(6) and 9-4.454(a)(6), no person may operate a short-term rental in any accessory dwelling unit or junior accessory dwelling unit. (c) Each person operating a short-term rental shall comply with the transient occupancy tax requirements set forth in Chapter 7 of Title 3 of this Code, and shall obtain a Transient Occupancy Registration Certificate pursuant to the Section 3.7-06.
(d) Each person operating a short-term rental shall obtain a business license and pay the business license tax required pursuant to Chapter 1 of Title 3 of this Code. (e) No person shall operate or allow short-term rental of property in any location not approved for use as a permanent dwelling unit including, but not limited to, any vehicle, trailer, tent, storage shed or garage.
(§ 2, Ord. 835-C.S., eff. July 10, 2018)
Sec. 9-4.49043. Short-term rental permit required.
Subject to those requirements in Section 9-4.4903 and subject to the short-term rental permit cap specified in Section 9-4.4902, Aa short-term rental permit may be approved by the Administrator, provided that the Administrator determines the applicant has met the following requirements:
(a) Application. The applicant must complete an application on a form provided by the City, accompanied by a fee established by resolution of the City Council. (b) Property owner consent. If the applicant is a tenant, he or she must demonstrate written consent of the property owner to operate short-term rentals on the property. (c) Contact information. The applicant must provide current contact information to the City, and information regarding the advertising platform(s) to be used. (d) Guest safety. The short-term rental must have a smoke detector, carbon monoxide detector, and fire extinguisher. The applicant must submit a signed safety declaration in a form prepared by the Administrator, to be kept in the property file at the City.
Approval of a short-term rental permit does not legalize any use or structure not permitted by law or contract, including, but not limited to, restrictions imposed by a homeowners association or in a lease agreement. (§ 2, Ord. 835-C.S., eff. July 10, 2018)
Sec. 9-4.49054. Permit term and renewal.
(a) Term. A short-term rental permit is valid for one year from the date of issuance until October 31st of each year, until December 31 of the year it is issued, unless suspended or revoked by the Administrator prior to October 31st.
(b) Renewal. The permittee may renew the permit annually annually, by submitting a renewal application and fee between fore October 1
st and October 31st of each year, regardless of when the short-term rental permit was issued. the If a renewal application and fee are not filed prior to the October 31st
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Attachment: Attachment B - Tracked changes of Short-Term Rental Provisions (5247 : Short-term Rental Program Amendment)
deadline, the short-term rental permit may be deemed revoked by the Administrator. expiration of the permit.
(§ 2, Ord. 835-C.S., eff. July 10, 2018)
Sec. 9-4.49054906. Operating requirements.
A short-term rental shall, at all times, be operated subject to the following standards:
(a) Permit required. The short-term rental must be operated under a valid short-term rental permit issued by the City in accordance with Section 9-4.49043.
(b) Current information. The short-term rental permittee shall, during the term of the permit, promptly inform the Administrator regarding any changes regarding information provided in the application, including contact information and information regarding advertising platforms used by the permittee to advertise the short-term rental.
(c) Guest safety. The short-term rental permittee must provide the following materials electronically to any guests before arrival and make available printed materials on-site for the guest with the following information:
(1) A diagram of exits, fire extinguisher locations, and fire and police contact numbers; (2) The short-term rental permittee's contact information; and (3) The City's noise regulations (Chapter 10 of Title 5 of this Code); and (4) The City's Social Host Liability Ordinance (Chapter 28 of Title 5 of this Code). (§ 2, Ord. 835-C.S., eff. July 10, 2018)
Sec. 9-4.49064907. Permit revocation and enforcement.
(a) Permit suspension or revocation. The Administrator may suspend or revoke a short-term rental permit after making a determination that the permittee has violated any of the provisions of this article or is operating the short-term rental in a manner that is detrimental to the public health, welfare or safety or constitutes a nuisance or has failed to renew their short-term rental permit. The Administrator shall provide the permittee with written notice stating the supporting factual basis for the decision. The notice shall contain an advisement of the right to request an appeal before a hearing officer by filing a written appeal. (b) Appeal to Hearing Officer. Suspension or revocation issued by the Administrator pursuant to paragraph (a) will be effective ten (10) days from the date appearing on the notice, unless a timely appeal is filed before such date along with the deposit of an appeal fee established by resolution of City Council. A hearing shall be scheduled before the hearing officer within thirty (30) days. The decision of the hearing officer shall be a final administrative order, with no further administrative right of appeal or reconsideration. The hearing officer may sustain a denial, suspension or revocation, overrule a denial, suspension or revocation, reduce a revocation to a suspension and/or reduce the length of a suspension. (c) Reapplication. No application for a short-term rental permit will be accepted within one year after a shortterm rental permit is revoked. (d) Enforcement. The City may enforce this article by any means permitted by law, including, but not limited to, those penalty provisions set forth in Chapter 2 of Title 1 of this Code. The City Council may establish fines for violating this article by resolution.
(§ 2, Ord. 835-C.S., eff. July 10, 2018)
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Attachment: Attachment B - Tracked changes of Short-Term Rental Provisions (5247 : Short-term Rental Program Amendment) 1 O'Connor, Bonny
From: DARCY DUCKENFIELD
Sent: Thursday, January 12, 2023 9:38 PM
To: Public Comment
Subject: Tuesday, January 17th, 2023 City Council meeting Agenda Item-- FltE NO. 2022-036 FOR TEXT AMENDMENT TA-123-22. Pacifican Feedback
[CAUTION: External Email]
Pacifica City Council:
My name is Darcy Duckenfield, and I am a long time (10+ years) of West Sharp Park. I am writing/reaching out in regard to the city resolution around short‐term rentals.
Over the last few years, I have seen the cultural landscape of my neighborhood change‐ for the worse. I attribute much of that change to the rise in short‐term rentals. More and more homes in my neighborhood have become short term rentals‐ I see less and less families, hear stories of disrespectful guests and have even heard loud music late at night coming from a short‐term rental half a block away.
My wife and I dream of owning a home in our neighborhood as we have become a part of this great community. We have learned from other community members that corporations are buying a big portion of the limited housing inventory in our community and are essentially operating those homes as hotels. No families‐ often guests coming to not just enjoy the coast but to also throw loud parties late into the evening. I have also learned that often these corporations often pay significantly over asking price all in cash on available listings. As we all know the Coast is an expensive place to begin with and there is a very limited supply of available housing. So, when we are ready to buy a home‐ how are we supposed to compete with a faceless corporation that pays all cash, far over asking? I ask each of you on council‐ do you want your neighborhood to become a series of unregulated hotels?
To be clear I am not trying to impede any homeowner’s rights. I get it‐ we live in an expensive area‐ I am not suggesting we prevent a homeowner of earning additional income to help pay his/her mortgage. Not against the homeowner but rather the faceless corporation that is only looking to profit from our beautiful city. As a city we need to find the right balance of protecting homeowner rights while still maintaining the culture of our community. I would suggest that a cap of 150 short‐term rentals in our relatively small town is not enough.
Not even close.
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Attachment: Attachment C - Public Comment (5247 : Short-term Rental Program Amendment) 2 I would prefer to see what our neighbors to the south (Half Moon Bay) are attempting to implement‐ a cap on the number of times that a home can be made an unattended short‐term rental. I would suggest this is fair to all parties‐ homeowners that depend on rental income to pay their mortgages can still rent out a portion of their home while still ensuring our neighborhoods are not overrun by corporations that are running unregulated hotels and only see our community as a profit center. There is clearly a public safety benefit in such a solution too‐ I have neighbors who have had to call the Pacifica Police many times over the last year due to noisy/disrespectful guests (that in many cases were violating the law) staying in the short‐term rental (operated by a corporation) next to their home. I respectfully ask you to consider my feedback/proposed solution.
Respectfully,
Darcy Duckenfield
CAUTION: This email originated from outside of the City of Pacifica. Unless you recognize the sender's email address and know the content is safe, do not click links, open attachments or reply.
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Attachment: Attachment C - Public Comment (5247 : Short-term Rental Program Amendment)