Pacifica City Council
March 24, 2025

According to the 2022 San Mateo County One Day Homeless Count and Survey, 161 people experienced unsheltered homelessness in Pacifica in 2022 (see Appendix C – Housing Needs). This is an increase from previous counts. The 161 unsheltered homeless in 2022 make up 15 percent of the 1,092 unsheltered homeless in the San Mateo County as a whole. This is a large proportion since Pacifica makes up only 5 percent of the county’s population. The homeless population in Pacifica that identify as American Indian or Alaskan Native, Black, White, and Hispanic, are all overrepresented in the homeless population compared to their share of the general population in San Mateo County.

Pacifica has 101 units out of 294 total income assisted rental units (34%) that are at high- or very high-risk of conversion to market rate units, which would result in displacement of occupants. In San Mateo County, 417 units are at-risk—8 percent of the total assisted housing units in the county. While this appears to be a large proportion of at-risk units, these assisted units are located in one complex (Casa Pacifica), which has a track record of regularly renewing Section 8 contracts and the city expects that this will continue long-term. Based on current density and future zoning capacity, the city has determined there is no economic pressure for the site to redevelop. The city conducts proactive outreach to the property owner and a program for the proactive preservation of at-risk income assisted rental units is included in this housing element.

Primary Findings: Site Inventory Analysis Impact on Fair Housing Pacifica’s Site Inventory Impact on Regional Equity
Compared to its neighbors in the region, Pacifica has no lower resource areas, fewer households living in poverty, well above average scores in environmental, educational, and economic outcomes, no concentrations of overcrowding, and is less impacted by fair housing issues than those faced by its neighbors in Daly City, South San Francisco, and San Bruno. The proposed distribution of the sites identified for future housing development in Pacifica will help to open a higher resource area to a mix of housing types and will help to reverse existing patterns of regional segregation.

This housing element recognizes Pacifica’s unique position in the northern San Mateo County region as a community with significant land area within RCAAs. With this in mind, by facilitating housing development throughout all neighborhoods of a regional RCAA and encouraging lower-income unit production, as well a production of a diverse mix of housing, this housing element strives to meets one of HCD’s equity goals of reversing regional patterns of income and race segregation. Through its policies and programs and site inventory, the city will advocate for lower-income housing production in areas of opportunity.

This housing element also emphasizes the importance of developing housing for persons and families with lower incomes. The housing element site inventory identifies 1,271 lower-income housing units (including 1,107 units in opportunity sites, 52 pipeline projects, and 112 projected ADUs (see Table 2, Capacity Analysis). The projection of lower-income capacity includes an approximately 50 percent buffer over the assigned lowerincome RHNA (surplus of 423 lower-income units). The City’s goal and projected need for Extremely LowREVISED 2023-2031 HOUSING ELEMENT - HCD SUBMITTAL DRAFT - FEBRUARY 14, 2025

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Income (ELI) units is 269 units or 50 percent of its Very Low-Income RNHA allocation. There are 741 projected lower-income units that are part of opportunity sites located within the RCAA.

Pacifica’s Site Inventory Impact on Local Housing Conditions Pacifica’s site inventory is evenly distributed throughout available land in the city. Protected parkland (Golden Gate National Recreation Area, Sharp Park, and San Pedro Valley County Park) comprises approximately 40 percent of the city’s land and has limited the area available for housing development. The distribution of sites is focused alongside the city’s major transportation corridors and access to services (Coast Highway, Linda Mar Boulevard, Terra Nova Boulevard, Fassler Avenue, Manor Drive and Hickey Boulevard) both in the north and south. The site inventory was designed to distribute housing developments of mixed incomes across the whole city and to take advantage of Pacifica’s existing infrastructure.

The city’s northern census tracts (602800 and 602700) are more diverse and tend to have residents with the most housing needs. Thirteen percent of the units in the site inventory are located in these areas, comprising 287 units and including 223 lower-income units. Housing in these more diverse census tracts will provide more options for residents living there, but the majority of lower-income units are located in other areas, including in the RCAAs. The five census tracts that make up the RCAA, which are considered to have better access to opportunities and are less diverse, are home to 76 percent of the total units in the site inventory (1,634 units) and 67 percent of the lower-income units in the site inventory (741 units).

Facilitating development of a mix of housing types and, in particular, lower- and moderate-income sites, will provide housing opportunities in higher resource areas and within a RCAA.

Pacifica’s Site Inventory Impact on Existing Patterns of Segregation Because this analysis does not show significant patterns of segregation within Pacifica, the site inventory is evenly distributed across the city. The distribution of Pacifica’s site inventory housing units will not exacerbate existing patterns of segregation among protected classes or vulnerable populations at the local level. Compared to Pacifica, other jurisdictions in the region have much more pronounced concentrations of residents that are segregated by race and income, disproportionate housing needs, and lack of access to opportunities. Pacifica’s site inventory will not exacerbate existing patterns of regional segregation because it will accommodate a mix of incomes across the city and because it will provide housing opportunities at lower and moderate incomes in a higher resource area.

Primary Findings: Contributing Factors and Local Context Pacifica is affected by significant housing needs despite its regional advantages as a higher resource area and RCAA. These areas of need include a relatively larger homeless population relative to the county, lack of accessible transportation options other than personal automobiles, lack of access to employment centers, and a Hispanic minority population that experiences more poverty, lower incomes and overpayment at a higher rate than other residents.

In addition, there are other local factors that have contributed to Pacifica’s housing needs. Pacifica has had very limited production of housing in recent decades. Since 2015, most of the housing that has received permits has been priced for above moderate-income households. Seventy percent of Pacifica’s dwelling units are singlefamily units and most of the multi-family is located outside of the RCAA. There are some multi-family projects REVISED 2023-2031 HOUSING ELEMENT - HCD SUBMITTAL DRAFT - FEBRUARY 14, 2025

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Packet Pg. 368 Attachment: Exhibit B to the Resolution. Draft Revised 2023-2031 Housing Element + Attachments (5882 : Adoption of the Revised 2023-2031 D-12 PACIFICA 2023-2031 HOUSING ELEMENT FEBRUARY 6, 2025 within the RCAA but they have fewer housing units (i.e., smaller apartment complexes). The existing singlefamily housing stock consists of smaller units and smaller lots in the northern end of town and larger units and larger lots in the southern area, contributing to the higher cost to live in the south. The smaller lot sizes and units in the north allow for more affordable housing options. The vast majority of open space parkland is in the RCAA which also contributes to the higher cost of housing in these areas.

In addition, because of a poor public transportation network, living in the southern and eastern parts of the city requires a vehicle, creating a cost burden for lower-income residents. Transit access as well as opportunities for lower cost housing are significantly more accessible outside of the RCAA in the north.

6. FAIR HOUSING ISSUES AND CONTRIBUTING FACTORS
The disparities in housing choice and access to opportunity stem from historical actions and socioeconomic factors that limit employment and income growth. This analysis of fair housing factors helped the City identify several fair housing issues and contributing factors.

Fair Housing Issue: Low production of affordable housing limits housing choices of households who have lower incomes and disproportionate housing needs.

Contributing Factors:

High Priority: Seventy percent of dwelling units in Pacifica are single-family units. This limits multifamily housing options that provide needed housing to many racially and ethnically diverse residents as well as lower-income residents and workers in the region. More diverse housing choices are needed in the city.

High Priority: Pacifica has had very limited production of affordable housing. New housing that has been built has almost entirely been priced for above moderate-income households.

Medium Priority: The portion of Pacifica within the Coastal Zone is subject to development and environmental protection regulations that pose a constraint to housing production, such as those addressing coastal hazards and setbacks from environmentally sensitive habitat areas (ESHAs).

Medium Priority: Pacifica has a history of environmental activism opposing housing development beginning in the 1970s which has acted to constrain the amount of housing approved and constructed.

Medium Priority: Pacifica’s housing market is influenced by economic pressures to convert a portion of its housing stock to short-term vacation rentals.

Fair Housing Issue: Hispanic households have disproportionate housing needs. These needs are evident in high levels of cost burden, lower incomes, and higher poverty rates.

Contributing Factors:

High Priority: The northern area has a higher concentration of Hispanic residents. This area has smaller lot sizes and smaller units than the south allowing for more affordable housing options and contributing REVISED 2023-2031 HOUSING ELEMENT - HCD SUBMITTAL DRAFT - FEBRUARY 14, 2025

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to the higher cost of housing in the south. Most of the open space parkland is in the RCAA which also drives the cost of housing higher in these areas.

High Priority: Higher poverty rates among Hispanic residents stem from decades of discrimination in employment, education, and housing markets. These residents have faced greater challenges building wealth through economic mobility and homeownership.

Medium Priority: It is well documented that persons of color were denied loans to purchase homes and were not allowed to buy in many neighborhoods because of restrictive covenants. These historical actions have led to a significant homeownership gap among racial and ethnic groups.

Fair Housing Issue: Higher rate of homelessness relative to overall county population.

Contributing Factors:

High Priority: Pacifica lacks housing affordable to extremely low-income households. Without housing options, extremely low-income residents face eviction, instability, and the risk of homelessness.

Medium Priority: A transportation system that relies heavily on access to automobiles and lacks access to transit creates barriers to accessing employment opportunities for lower-income households.

Medium Priority: Low proximity to jobs, lack of access to employment opportunities that provide jobs with higher wages to residents.

Fair Housing Issue: There is a concentration of residents living with a disability in the northern area with an unmet need for supportive housing and services.

Contributing Factors:

High Priority: There is a lack of supportive housing in the north that overlaps with the concentration of residents living with a disability. This concentration is not associated with a concentration of seniors and senior assisted living facilities as in the south.

Medium Priority: The unemployment rate for Pacifica’s residents with a disability is more than three times that of persons without a disability. While this rate is three times the countywide average rate, this is a countywide issue because ten other jurisdictions in San Mateo County have at least twice the unemployment rate for residents with a disability and seven of those have three times the unemployment rate for residents with a disability.

Fair Housing Issue: Lack of accessible transportation options other than personal automobiles and lack of access to employment centers contributes to the disproportionate housing needs of lowerincome households.

Contributing Factors:

High Priority: While there is transit access generally (two BART stations in Colma and Daly City are accessible from Pacifica bus lines), most employment centers are not directly accessible via transit. The need to travel to BART or otherwise undertake multiple transfers on transit affects timely access to jobs.

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Packet Pg. 370 Attachment: Exhibit B to the Resolution. Draft Revised 2023-2031 Housing Element + Attachments (5882 : Adoption of the Revised 2023-2031 D-14 PACIFICA 2023-2031 HOUSING ELEMENT FEBRUARY 6, 2025 Medium Priority: Living in the southern and eastern parts of the city requires a personal vehicle to efficiently access employment centers. This produces a cost burden for lower-income households.

Lower Priority: Low proximity to jobs, lack of access to employment opportunities that provide jobs with higher wages to residents.

7. FAIR HOUSING ENFORCEMENT AND OUTREACH CAPACITY
This section discusses fair housing legal cases and inquiries, fair housing protections and enforcement, and outreach capacity.

Fair Housing Legal Cases and Inquiries
California fair housing law extends beyond the protections in the Federal Fair Housing Act (FHA). In addition to the FHA protected classes—race, color, ancestry/national origin, religion, disability, sex, and familial status—California law offers protections for age, sexual orientation, gender identity or expression, genetic information, marital status, military or veteran status, and source of income (including federal housing assistance vouchers).

The California Civil Rights Department (formerly known as the Department of Fair Employment and Housing (DFEH)) was established in 1980 and is now the largest civil rights agency in the United States.4 According to their website, the DFEH’s mission is “to protect the people of California from unlawful discrimination in employment, housing and public accommodations (businesses) and from hate violence and human trafficking in accordance with the Fair Employment and Housing Act (FEHA), Civil Rights Act, Disabled Persons Act, and Ralph Civil Rights Act.”5 DFEH receives, evaluates, and investigates fair housing complaints. DFEH plays a particularly significant role in investigating fair housing complaints against protected classes that are not included in federal legislation and therefore not investigated by HUD. DFEH’s website provides detailed instructions for filing a complaint, the complaint process, appealing a decision, and other frequently asked questions.6 Fair housing complaints can also be submitted to HUD for investigation. Additionally, San Mateo County has a number of local enforcement organizations including Project Sentinel, the Legal Aid Society of San Mateo County, and Community Legal Services in East Palo Alto. These organizations receive funding from the County and participating jurisdictions to support fair housing enforcement and outreach and education in the County.

From 2017 to 2021, 57 fair housing complaints in San Mateo County were filed with HUD— and three complaints (5%) were in Pacifica (the city accounts for 5% of the County’s population). In San Mateo County, most complaints cited disability status as the reason (56%) followed by race (19%) and familial status (14%). In Pacifica, the issues cited were discrimination in services and facilities and discrimination in terms, conditions, privileges relating to rental housing, and failure to make a reasonable accommodation. The complaints filed were on the basis of race (two complaints) and disability (one complaint). Countywide, no cause determination 4 In July 2022, the Department of Fair Employment and Housing’s name changed to the Civil Rights Department to more accurately reflect the Department’s powers and duties, which include enforcement of laws prohibiting hate violence, human trafficking, discrimination in business establishments, and discrimination in government-funded programs and activities, among others. 5 https://www.dfeh.ca.gov/aboutdfeh/
6 https://www.dfeh.ca.gov/complaintprocess/
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was found in 27 complaints followed by successful conciliation or settlement of 22 complaints. The City of Pacifica has not been a party to fair housing complaints or legal action in the past nor has the City been required to operate under a state or federal consent decree related to fair housing.

Fair housing inquiries in 2020 were primarily submitted from the City of San Mateo, Redwood City, Daly City, and Menlo Park. Fair housing complaints filed with HUD by San Mateo County residents have been declining since 2018, when 18 complaints were filed. In 2019, complaints dropped to 5, increased to 11 in 2020, and had reached 6 by mid-2021. Nationally, the NFHA reported a “negligible” decrease in the number of complaints filed between 2019 and 2020. The primary bases for complaints nationally were nearly identical to San Mateo County’s: disability (55%) and race (17%). Familial status represented 8 percent of complaints nationally, whereas this basis comprised 14 percent of cases in the county.

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Packet Pg. 372 Attachment: Exhibit B to the Resolution. Draft Revised 2023-2031 Housing Element + Attachments (5882 : Adoption of the Revised 2023-2031 D-16 PACIFICA 2023-2031 HOUSING ELEMENT FEBRUARY 6, 2025 Outreach and Capacity
Pacifica could improve the accessibility of fair housing information on their website and resources for residents experiencing housing discrimination. The city’s website does provide a landing page for affordable housing, which links to San Mateo County affordable housing resources, but does not have a consolidated webpage for information for residents experiencing discrimination in housing.7 This could be improved by providing contact information for local fair housing organizations, legal assistance, and general information about the Fair Housing Act and discrimination, as well as a link to the Regional Assessment of Fair Housing—approved by HUD in November 2017. The housing plan includes a number of local actions related to distributing fair housing information to residents as well as specific information for tenants and landlords.

Compliance with State and Federal Fair Housing Laws
The City of Pacifica is in compliance with state and federal fair housing laws. Where any conflict with state or federal law has been encountered by the City in the application of its land use regulations, the City has recognized the supremacy of the applicable state or federal law provisions. For instance, upon enactment of SB 330, Pacifica halted administration of its Residential Development Allocation (i.e., growth management) program in Title 9, Chapter 5 of the Pacifica Municipal Code. Furthermore, the City updated its Reasonable Accommodation Ordinance in 2019 to advance fair housing for Pacifica residents (PMC Title 9, Chapter 4, Article 51).

Housing Vouchers
According to the HCD AFFH Data Viewer, Pacifica does not have any public housing buildings. However, the city does have one census tract with a sizable share of households using housing vouchers (15% to 30%), two census tracts with a moderate share (5% to 15%) and three other census tracts with some (5% or less) housing voucher utilization. Similar to nearby San Bruno, South San Francisco, and Daly City, Pacifica appears accommodating to renters with housing vouchers because the city has a greater share of voucher holders compared to the surrounding communities. The presence of housing voucher users indicates available rental supply to house these residents and a lack of exclusionary behavior from landlords in the city.

Housing Specific Policies Enacted Locally
Pacifica identified the following local policies that contribute to the regulatory environment for affordable housing development in the city. As indicated below, Pacifica has an opportunity to explore many additional housing policies that could encourage more affordable housing and reduce housing barriers. 7 https://www.cityofpacifica.org/depts/planning/affordable_housing_/default.asp REVISED 2023-2031 HOUSING ELEMENT - HCD SUBMITTAL DRAFT - FEBRUARY 14, 2025

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HOUSING TOOLS LEVERAGED IN PACIFICA
Local policies in place to encourage housing
development.
 Mixed Use zoning
 Density Bonus ordinance
 Inclusionary/Below Market Rate Housing
Policy & In-Lieu Fees
 Condominium Conversion Ordinance
 Preservation of Mobile Homes (Rent
Stabilization Ordinance)
 Home sharing programs
 Accessory dwelling unit ordinance
Local barriers to affordable housing
development.
 Limited areas zoned for housing types
beyond single-family detached homes
 Height limits on multi-family developments
 Voter initiatives that restrict residential
development in certain areas (e.g., the
Rockaway Quarry)
 Minimum lot sizes
 Excessive parking requirements
 Lengthy approval processes for
development
 No policies to mitigate displacement of
low-income households
 Restrictive zoning limiting residential
development in historic districts,
commercial zones, or vacant land
Local policies that are NOT in place but would
provide the best outcomes in addressing housing
shortages.
 Allow mixed-use and multi-family
development at higher densities along
certain corridors
 Policies that allow building height flexibility
to achieve intended density ranges
 Reducing off-street parking requirements or
establishing parking maximums
Local policies in place to mitigate or prevent
displacement of low-income households.
 Mobile home rent control/relocation and
displacement prevention
 Condominium conversion regulations.
 Streamlined processing of ADUs
 Reasonable accommodation program to
improve access for persons with disabilities

8. INTEGRATION AND SEGREGATION
This section discusses integration and segregation of the population by protected classes including race and ethnicity, disability status, familial status, and income status as well as racially and ethnically concentrated areas of poverty and affluence. The section analyzes fair housing factors at a local and regional level. It concludes with an analysis of the city’s site inventory that assesses how the income distribution of Pacifica’s site inventory units (lower-income, moderate-income, and above moderate-income) overlaps with concentrations of fair housing factors, and whether the income distribution of site inventory housing units would exacerbate existing patterns of segregation among protected classes or vulnerable populations.

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Packet Pg. 374 Attachment: Exhibit B to the Resolution. Draft Revised 2023-2031 Housing Element + Attachments (5882 : Adoption of the Revised 2023-2031 D-18 PACIFICA 2023-2031 HOUSING ELEMENT FEBRUARY 6, 2025 Integration and Segregation
“Integration generally means a condition in which there is not a high concentration of persons of a particular race, color, religion, sex, familial status, national origin, or having a disability or a particular type of disability when compared to a broader geographic area.

Segregation generally means a condition in which there is a high concentration of persons of a particular race, color, religion, sex, familial status, national origin, or having a disability or a type of disability in a particular geographic area when compared to a broader geographic area.” Source: California Department of Housing and Community Development Guidance, 2021, page 31.

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Race and Ethnicity
The demographic characteristics of Pacifica are less diverse compared with the overall characteristics of San Mateo County. Over half of the city’s population identifies as non-Hispanic White (52%) compared to 39 percent countywide. However, over the last two decades, the proportion of non-Hispanic White residents in Pacifica has decreased considerably (it was 64% in 2000). The next largest proportion of Pacifica’s population is Asian (22%) compared to 30 percent countywide, followed by Hispanic (19%) compared to 24 percent countywide. Pacifica also has residents that are Other/Multiple race (5%), and Black (2%) residents which mirror countywide rates. The share of the population that identifies as American Indian or Alaska Native is less than 1%. Older residents are less diverse with 69 percent of the population older than 65 years identifying as White compared to only 55 percent of the population for children less than 18 years old. Pacifica has three White majority census tracts,8 three other census tracts with sizable White populations and two census tracts that have sizable Asian majorities.9
Dissimilarity and Isolation Indices
ABAG and the University of California at Merced completed an analysis of racial and income segregation by both census tracts and block groups in Pacifica and the Bay Area region. Several indices were used to assess segregation in the city to determine how the city differs from patterns of segregation and integration in the region overall. The Dissimilarity Index, or DI, is a common tool that measures segregation in a community.

The DI is an index that measures the degree to which two distinct groups are evenly distributed across a geographic area. DI values range from 0 to 100—where 0 is perfect integration and 100 is complete segregation.

Dissimilarity Index values between 0 and 39 generally indicate low segregation, values between 40 and 54 generally indicate moderate segregation, and values between 55 and 100 generally indicate a high level of segregation. The isolation index is interpreted as the probability that a randomly drawn minority resident shares an area with a member of the same minority, it ranges from 0 to 100 and higher values of the isolation index tend to indicate higher levels of segregation.

The University of California, Merced Urban Policy Lab and Association of Bay Area Governments/ Metropolitan Transportation Commission (ABAG/MTC) developed a detailed report10 on segregation factors for all San Mateo County jurisdictions, including Pacifica. The primary findings for Pacifica include:
 As of 2020, White residents are the most segregated compared to other racial groups in Pacifica, as measured by the isolation index. White residents live in neighborhoods where they are less likely to come into contact with other racial groups. These neighborhoods are south of Sharp Park.  Among all racial groups, the white population’s isolation index value has changed the most over time, becoming less segregated from other racial groups between 2000 and 2020. As previously mentioned, the proportion of White residents in Pacifica decreased from 64 percent in 2000 to 52 percent in 2019.  According to the dissimilarity index, the highest level of racial segregation is amongst Asian and White residents. There are two predominant Asian census tracts located north of Edgemar Avenue and east of Palmetto Avenue.
8 Majority census tracts show the predominant racial or ethnic group by tract compared to the next most populous. 9 Redlining maps, otherwise known as Home Owners’ Loan Corporation (HOLC) maps, are not available for San Mateo County. 10 Pacifica AFFH Segregation Report: UC Merced Urban Policy Lab and ABAG/MTC, https://mtcdrive.app.box.com/s/ d0kki6p26idiq81h5vxgqf77a5hsisdw
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Packet Pg. 376 Attachment: Exhibit B to the Resolution. Draft Revised 2023-2031 Housing Element + Attachments (5882 : Adoption of the Revised 2023-2031 D-20 PACIFICA 2023-2031 HOUSING ELEMENT FEBRUARY 6, 2025  According to the Theil’s H-Index, neighborhood racial segregation in Pacifica declined between 2010 and 2020. Neighborhood income segregation declined between 2010 and 2015.  Above moderate-income residents are the most segregated compared to other income groups in Pacifica.

Above moderate-income residents live in neighborhoods where they are less likely to encounter residents of other income groups.
 Pacifica is a higher resource area overall but also has economically diverse pockets across the city. For example, there are above moderate-income households in all areas of the city, including in the more diverse, lower-income, and predominant Asian census tracts in the north. There are also some concentrations of lower-income households in the higher resource areas of the city in the south.  The median household income in the predominant Asian census tracts ranges from $125,000 to $143,000.

This range of median household income is similar in many other census tracts in the north and south of the city.
 There are two block groups that have a median household income between $150,000 and $188,000, located in the southwest neighborhoods of Pedro Point and Linda Mar.  There are two block groups that have a median household income below $125,000, located along Coast Highway north of the Sharp Park Golf Course near the northern city border and along Manor Drive to the eastern city border.
 There are three block groups in the southern neighborhoods with a lower median household income located south of Fassler Avenue between Peralta Road and Adobe Drive and the neighborhood located just west of San Pedro Valley County Park and east of Park Pacifica Avenue.  According to the dissimilarity index, segregation between lower-income residents and higher-income residents has decreased between 2010 and 2015. In 2015, the income segregation in Pacifica between lowerincome residents and other residents was lower than the average value for Bay Area jurisdictions.

Site Inventory Analysis: Predominant Race
Concentrations of FH Factors
Pacifica has three significant racial and ethnic groups. including 52 percent White Non-Hispanic, 22 percent Asian and 19 percent Hispanic. The city has six White majority census tracts11 and two census tracts with sizable Asian populations. The predominantly White census tracts make up a majority of the city (see Figure D-1). Five of these census tracts are between 65 percent to 70 percent White and one (the northern most) is 55 percent White and 18 percent Hispanic. The six predominantly White census tracts also have minority populations of Hispanic and Asian residents. The city’s two northernmost census tracts have sizable Asian populations (41% and 42% Asian) and include Hispanic residents (18%-20%) and White residents (27%-29%). The three northern most census tracts in the city also have 3 percent to 4 percent Black population. The Latino community is a minority ethnic group, but not concentrated in any particular area of the community. The percent of Hispanic residents ranges from 15 percent to 25 percent in all census tracts with the largest concentration (20%-25% of residents in the census tract) located in three census tracts distributed across the city, including:
11 Majority census tracts show the predominant racial or ethnic group by tract compared to the next most populous.

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 The northernmost census tract (602800) is predominantly Asian (25% Hispanic, 37% Asian, 32% White, and 4% Black);
 The Sharp Park census tract (603100) is predominantly White (20% Hispanic, 63% White, 10% Asian and 2% Black);
 The southeast census tract that overlaps with the Golden Gate National Recreation Area and San Pedro Valley County Park (603400) is also predominantly White (22% Hispanic, 61% White, and 11% Asian).  The other five census tracts are between 15 percent and 18 percent Hispanic.

While Pacifica has higher percentage of White population compared to its neighbors, two census tracts (602800 and 602700 in the northern area of the city) are at least 60 percent non-white (combined Asian and Hispanic populations) and two other census tracts (603100, where Sharp Park is located and 602900, northwest area of the city) are between 40 percent and 60 percent non-white.

Figure D-3 shows the RHNA Sites in relation to neighborhood segregation typology, a designation developed by the Urban Displacement Project that describes the predominant racial and ethnic makeup of renter households within the census tract. Most of the census tracts in Pacifica are designated as “3 Group Mixed” typology—a combination of Asian, Hispanic and White renters. Two census tracts are designated as “Hispanic and White” (Sharp Park and coastal Linda Mar area) and one of the predominant Asian census tracts is designated as “4 Group Mixed” typology indicating that it is the most diverse census tract of renters with a combination of renters that identify as Asian, Hispanic, White and Other.

Regional Comparison
Compared to the county, Pacifica is less diverse overall. Pacifica has more White residents (52% versus 39% countywide), fewer Asian residents (22% versus 30% countywide) and fewer Hispanic residents (19% versus 24% countywide). Unlike its eastern neighbors (see Figure D-1) of South San Francisco and San Bruno, Pacifica does not have any predominantly Hispanic census tracts though it does have a sizeable Hispanic minority population of almost 20 percent.

Distribution of Site Inventory
As shown in Figure D-1, Pacifica’s proposed opportunity sites (which do not include ADUs or pipeline projects) are distributed evenly within the city boundaries, with more sites in areas with higher concentrations of White households. Fifty-three percent (53%) of Pacifica’s opportunity site housing units are in three majority White census tracts with a predominant gap of more than 50 percent (census tracts 603100, 603200, and 603300). Thirty-four percent of the opportunity site housing units are in three majority White census tracts with a sizeable gap of more than 10 percent (census tracts 602900, 603000, and 603400). Of the total 1,877 opportunity site housing units located in the six census tracts that are considered White predominant areas, 884 are projected to be very low- or low-income units and 355 are projected to be moderate-income units. The Asian predominant census tracts (602700 and 602800) include five sites which are anticipated to produce 223 lower-income units and 18 moderate-income units.

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Packet Pg. 378 Attachment: Exhibit B to the Resolution. Draft Revised 2023-2031 Housing Element + Attachments (5882 : Adoption of the Revised 2023-2031 Figure D-1: Proposed RHNA Sites in Relation to
Diversity Index by Census Tract
Affordable Sites (Lower and Moderate Income)
Market Rate Housing Sites*
City/Town Boundaries
(R) Predominant Population - White Majority Tracts
Slim (gap < 10%)
Sizeable (gap 10% - 50%)
Predominant (gap > 50%)
*Market Rate Housing Sites that have more than 8
units will include Below Market Rate Units including
lower income units and moderate income units.
1 1
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Packet Pg. 379 Attachment: Exhibit B to the Resolution. Draft Revised 2023-2031 Housing Element + Attachments (5882 : Adoption of the Revised 2023-2031 Figure D-2: Proposed RHNA Sites in Relation to
Diversity Index by Census Tract
Affordable Sites (Lower and
Moderate Income)
Market Rate Housing Sites*
City/Town Boundaries
Lower Diversity
≤ 55.000000
≤ 70.000000
≤ 85.000000
Higher Diversity (A) Diversity Index (2018) Block Group *Market Rate Housing Sites that have more than 8 units will include Below Market Rate Units including lower income units and moderate income units. 1 1
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Packet Pg. 380 Attachment: Exhibit B to the Resolution. Draft Revised 2023-2031 Housing Element + Attachments (5882 : Adoption of the Revised 2023-2031 Figure D-3: Proposed RHNA Sites in Relation to
Neighborhood Segregation Typology by Census Tract
Mostly Asian
Asian-Latinx
Asian-White
Latinx-White
3 Group Mixed
4 Group Mixed
Unpopulated Tract
Affordable Sites (Lower and
Moderate Income)
Market Rate Housing Sites*
City/Town Boundaries
(A) Neighborhood Segregation Typeology
*Market Rate Housing Sites that have more than 8 units
will include Below Market Rate Units including lower
income units and moderate income units.
1 1
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Packet Pg. 381 Attachment: Exhibit B to the Resolution. Draft Revised 2023-2031 Housing Element + Attachments (5882 : Adoption of the Revised 2023-2031 PACIFICA 2023-2031 HOUSING ELEMENT D-25
As previously mentioned, while Pacifica is majority White, the proportion of White residents in the city has decreased over time, indicating that Pacifica is becoming more diverse over time with sizeable Hispanic and Asian minorities in all the city’s census tracts. Figure D-2 shows a diversity index that summarizes racial and ethnic diversity. The index shows the likelihood that two people, chosen at random from the same area, belong to different race or ethnic groups. The index ranges from 0 (no diversity) to 100 (complete diversity). In Pacifica, the northernmost area of the city is more diverse and more like San Bruno and South San Francisco than the south. Figure D-3 shows census tracts by neighborhood segregation typology. Specifically, typologies identify which racial groups have more than 10% representation within the given tract. The northernmost census tracts are the most diverse in the city with a “4 Group Mixed” typology—a combination of Asian, Latino, Other Race, and White renter households. The majority of the city is considered a “3 Group Mixed” typology—a combination of Asian, Latino, and White residents. Across the region, racial and ethnic minority populations generally have higher rates of poverty and lower household incomes compared to the non-Hispanic White populations. In Pacifica, this is mostly documented in the Hispanic population.

Although a majority of the opportunity site inventory units are located in the RCAA, the site inventory includes units located in all neighborhoods and in close to proximity to neighborhoods with Asian and Hispanic residents as well as moderate-income neighborhoods. The additional capacity to build lower-income units will support the city in preserving affordability in existing moderate- and lower-income neighborhoods.

Furthermore, the potential to build affordable units across the city and especially in areas of opportunity that have traditionally been reserved for higher-income residents is an important strategy for reversing existing patterns of segregation in the region. Achieving the city’s RHNA will provide housing opportunities for lowerincome residents in higher resource areas and increase affordability in existing moderate- and higher-income neighborhoods.

Household Income
The household income distribution by percent of area median income (AMI) in Pacifica is similar to the county.

There is only one block group in the city that has a median income below the 2020 state median income of $87,100. A concentration of block groups in the northern part of the city have incomes between the state median and $125,000, while the majority of block groups in the southern portion have median incomes greater than $125,000. All census tracts in Pacifica have poverty rates below 10 percent (Figure D-4).

Site Inventory Analysis: Income
Concentrations of FH Factors
There is a mix of above moderate-, moderate-, and lower-income households in all areas of the city, including in the more diverse and predominant Asian census tracts in the north and the higher resource areas in the south.
 Household incomes in the predominantly Asian and White census tracts are similar, ranging between $125,000 and $143,000.
 Two block groups, located in the southwest neighborhoods in the Pedro Point and Linda Mar areas (north of Linda Mar Boulevard), have a median household income between $150,000 and $188,000.

REVISED 2023-2031 HOUSING ELEMENT - HCD SUBMITTAL DRAFT - FEBRUARY 14, 2025

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Packet Pg. 382 Attachment: Exhibit B to the Resolution. Draft Revised 2023-2031 Housing Element + Attachments (5882 : Adoption of the Revised 2023-2031 D-26 PACIFICA 2023-2031 HOUSING ELEMENT FEBRUARY 6, 2025  Two block groups located along Coast Highway north of the Sharp Park Golf Course and towards the northern city border and alongside Manor Drive to the eastern city border have household incomes between the state median of $87,100 and $125,000.
 Three block groups in the southern neighborhoods located south of Fassler Avenue between Peralta Road and Adobe Drive and the neighborhood located just west of San Pedro Valley County Park and east of Park Pacifica Avenue have household incomes between $87,100 and $125,00.  One block group located south of Linda Mar Boulevard between the Linda Mar Shopping Center and Peralta Road has a median-income below the 2020 state median-income of $87,100. This area is in close proximity to some of the higher-income neighborhoods in Pacifica.

Regional Comparison
The household AMI in Pacifica is similar to the county. Countywide, 49 percent of households earn more than $125,000 of AMI compared to 48 percent of households in Pacifica and 13 percent of County Households earn less than 30 percent AMI compared to 12 percent of households in Pacifica. However, Pacifica’s neighbors to the north and east have lower household median incomes and higher poverty rates.

Figure D-4 shows that a majority of Pacifica’s census tracts have households earning above $125,000 AMI, which is higher than South San Francisco, San Bruno and Daly City where most census tracts have household incomes below $125,000 AMI and where there are more pockets of households earning less than the state median-income of $87,100. Daly City and South San Francisco also have multiple census tracts where more than 10 percent of households live below the poverty level while Pacifica has none.

Distribution of Site Inventory
Figure D-4 shows an even distribution of sites in census tracts where the median-income is below $125,000 and above $125,000. There are 16 sites located in census tracts where the median-income is greater than $125,000 and 20 sites located in a census tract where the median-income is lower than $125,000. The unit mix in these sites is also evenly distributed among lower and higher earning census tracts with 525 lower-income units located in higher earning census tracts and 582 lower-income units located in lower earning census tracts.

Disability Status
Many individuals with a disability live on a small, fixed income, limiting their ability to pay for housing. Some adults with developmental disabilities depend on monthly income of around $1,000 from the Supplemental Security Income (SSI) program, pricing them out of many of the limited number of affordable housing units in Pacifica. Those with employment tend to work part-time in the lowest paid jobs and also struggle to incomequalify for many of the affordable housing units now available for rent in Pacifica. Most adults with developmental disabilities also do not drive or own a car and many rely on public transit to access services in the community. Many people with disabilities experience severe rent burden, housing instability and displacement. Such disparities are attributable to the lack of housing affordable to extremely low-income (ELI) households (with incomes below 30 percent of AMI).

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Packet Pg. 383 Attachment: Exhibit B to the Resolution. Draft Revised 2023-2031 Housing Element + Attachments (5882 : Adoption of the Revised 2023-2031 Figure D-4: Proposed RHNA Sites in Relation to
Median Income by Census Tract
< $55,000
< $55,000
< $125,000
Greater than $125,000
Affordable Sites (Lower and
Moderate Income)
Market Rate Housing Sites*
City/Town Boundaries
(R) Median Income (ACS, 2015-2019) -
Block Group
*Market Rate Housing Sites that have more than 8 units will include Below Market Rate Units including lower income units and moderate income units. 1 1
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Packet Pg. 384 Attachment: Exhibit B to the Resolution. Draft Revised 2023-2031 Housing Element + Attachments (5882 : Adoption of the Revised 2023-2031 D-28 PACIFICA 2023-2031 HOUSING ELEMENT FEBRUARY 6, 2025 Geographic concentrations of people living with a disability occur for various reasons. Residents with disabilities may live in a family home with parents or family members who have the resources to care for them, there may be areas with easier access to services, amenities, and transportation that better serve disabled residents, or there may be concentrations of licensed care facilities and/or supportive services in certain neighborhoods.

Site Inventory Analysis: Disability Status
Concentrations of FH Factors
Four census tracts in Pacifica have between 10 percent to 20 percent of the population living with a disability— two in the northern part of the city and two in the south (Figure D-5). There is a concentration of senior housing projects in the southern part of town. Since seniors are more likely to have a disability, the concentration of senior housing may mean that there are more household members with disabilities in these areas. The four census tracts with a concentration of people living with disabilities are:
 Census Tract 602700 in the northeast of the city has a predominant Asian population and include block groups with household incomes that are both higher (more than $125,000) and moderate (between $87,100 and $125,000). This census tract also has a concentration of renter households that are cost burdened (between 40% to 60% of renter households).
 Census Tract 602900 in the northwest has a predominant White population with household incomes between $87,100 and $125,000. This census tract also has a concentration of cost burdened homeowners (40% to 60% of owner-occupied households).
 Census tracts 603400 and 603300 located in the south of the city have a predominant White population and household incomes of more than $125,000. Census tract 603300 also has a concentration of households who are cost burdened; 40 percent to 60 percent of renter households are cost burdened in this census tract.

Distribution of Site Inventory
Pacifica’s sites inventory includes 16 sites located within the four census tracts that have a higher concentration of household members with a disability (602700, 602900, 603300, and 603400). These sites are expected to produce 596 lower-income units, 52 moderate-income units, and 251 above moderate-income units.

The City also projects that it will need to plan for at least 269 ELI units, or 50 percent of its Very Low Income RNHA allocation. ELI units are particularly important to people with developmental disabilities. Pacifica is committed to further fair housing for people with disabilities through policies that will increase the production of ELI units, as well as provide adequate staff capacity to implement and monitor the impact of these policies.

Multiple barriers including high land and construction costs and limited funding make it difficult for developers to produce ELI units that would help to reduce such disparities. Local zoning and other policies that promote increased production of ELI units, as well as City staff dedicated to implementing and overseeing those policies, will help further fair housing in Pacifica and decrease displacement and homelessness for the most at-risk residents, including people with developmental disabilities.

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Packet Pg. 385 Attachment: Exhibit B to the Resolution. Draft Revised 2023-2031 Housing Element + Attachments (5882 : Adoption of the Revised 2023-2031 Figure D-5: Proposed RHNA Sites in Relation to
Disability Status by Census Tract
< 10%
10% - 20%
Affordable Sites (Lower and Moderate Income)
Market Rate Housing Sites*
City/Town Boundaries
(R) Population with a Disability
*Market Rate Housing Sites that have more than 8 units will include Below Market Rate Units including lower income units and moderate income units. 1 1
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Packet Pg. 386 Attachment: Exhibit B to the Resolution. Draft Revised 2023-2031 Housing Element + Attachments (5882 : Adoption of the Revised 2023-2031 D-30 PACIFICA 2023-2031 HOUSING ELEMENT FEBRUARY 6, 2025 Regional Comparison
The share of the population living with at least one disability is 9 percent in Pacifica compared to 8 percent in San Mateo County. Pacifica is home to 180 people with developmental disabilities (Table D-1). San Bruno is home to 326 people with developmental disabilities and South San Francisco is home to 967 people with developmental disabilities. As a share of the total number of people living with developmental disabilities in San Mateo County, 5 percent of the total live in Pacifica compared to 8 percent in San Bruno and 25 percent in South San Francisco.

TABLE D-1: PACIFICA AND SAN MATEO COUNTY POPULATION WITH

DEVELOPMENTAL DISABILITIES
Age City of Pacifica
City of Pacifica
Percent of Total San Mateo County
San Mateo County
Percent of Total
Under Age 18 74 41% 1,169 30%
18 and Older 106 59% 2,764 70%
Total 180 100% 3,933 100%
Note: The Pacifica population with developmental disabilities is based on zip code level data published by the Department of Developmental Services for zip code 94044, which may overlap with other jurisdictional boundaries, as of September 2021. The San Mateo County population with developmental disabilities is based on county-level data published by the Department of Developmental Services as of June 2021.

Source: Department of Developmental Services.

The table above shows that Pacifica has a smaller share of adults with developmental disabilities than San Mateo County—only 59 percent of Pacifica residents with developmental disabilities are adults (18 and older) compared to 70 percent of all San Mateo County residents with developmental disabilities. A higher proportion of Pacifica’s residents with developmental disabilities are under 18 years old (41% in Pacifica vs 30% countywide).

A lack of affordable housing at ELI levels paired with supportive services could be one of the factors contributing to fewer adults with developmental disabilities being able to live in Pacifica. Assessing the housing needs of adults with developmental disabilities is particularly important because as they age adults will require a residential option outside the family home, whereas the family home is the preferred living option for children with developmental disabilities. In Pacifica a larger share of the adult population is living in the family home (71%) with aging parents than in the County overall (56%).

Table D-2 shows the living arrangements of adults with developmental disabilities in Pacifica compared to San Mateo County. Seventy one percent of adults with developmental disabilities live in the home of a parent, family, or guardian. Living in the family home puts adults at greater risk of displacement and homelessness.

Over-reliance on the family home as a living arrangement is likely due to the lack of housing affordable to ELI households available in Pacifica which is also contributing to fewer Pacifica adults transitioning into their own apartment with supportive services (7%) than in the County overall (11%). In addition, fewer Pacifica adults (17%) are transitioning into licensed facilities (including Community Care Facilities and Intermediate Care Facilities) than in the County overall (32%). However, opportunities for adults to live in a licensed facility are declining throughout the County. Seven percent of Pacifica adults with developmental disabilities live in other living arrangements, which can include but are not limited to homelessness or jail, as compared to only 1 percent of the County’s adult population overall.

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Packet Pg. 387 Attachment: Exhibit B to the Resolution. Draft Revised 2023-2031 Housing Element + Attachments (5882 : Adoption of the Revised 2023-2031 PACIFICA 2023-2031 HOUSING ELEMENT D-31
TABLE D-2: LIVING ARRANGEMENTS OF ADULTS WITH DEVELOPMENTAL

DISABILITIES IN PACIFICA COMPARED TO SAN MATEO COUNTY
Adult Living Arrangements Pacifica
Pacifica
Percent of Total San Mateo County
County
Percent of Total
Home of Parent/Family/Guardian 75 71% 1,556 56%
Own Apartment with Supportive Services 7 7% 294 11%
Licensed Facilities 18 17% 894 32%
Other (Including Homeless) 6 6% 20 1%
Total Adults 106 100% 2,764 100%
Note: The Pacifica population with developmental disabilities is based on zip code level data published by the Department of Developmental Services for zip code 94044, which may overlap with other jurisdictional boundaries, as of September 2021. The San Mateo County population with developmental disabilities is based on county-level data published by the Department of Developmental Services as of June 2021. These data assume that all people with developmental disabilities under age 18 live in the family home. The impact of this assumption, if incorrect, is to underestimate the number of adults living in the family home who may need other residential living options.

Source: Department of Developmental Services.

Decline in Licensed Care Facilities
The California Department of Developmental Services reports that between September 2015 and June 2021, San Mateo County lost 5 percent of its supply of licensed care facilities for people with developmental disabilities (including Community Care Facilities, Intermediate Care Facilities, and Skilled Nursing Facilities), even as the adult population in need of residential options outside the family home grew. This trend increases the need for affordable housing options coordinated with supportive services funded by the Golden Gate Regional Center. San Mateo County’s reduced supply of licensed care facilities increases the likelihood that Pacifica adults with developmental disabilities will be forced out of the county when their parents are no longer able to house them—unless there is a significant improvement in access to affordable housing.

Longer Lifespans
Between September 2015 and June 2021, the California Department of Developmental Services reports that the number of San Mateo County residents with developmental disabilities age 62 and older grew by 33 percent.

This is due not to migration of senior citizens with developmental disabilities into San Mateo County, but rather to well-documented gains in life span among people with developmental disabilities. With longer life expectancy, more adults with developmental disabilities will outlive their parents and family members who are the single largest source of housing for people with developmental disabilities in Pacifica. Longer life spans will also slow the pace of turnover in the county’s limited supply of licensed care facilities, which will reduce opportunities for Pacifica adults with developmental disabilities to secure a space in a licensed care facility elsewhere in the County.

Displacement
Notwithstanding 10 percent growth in San Mateo County’s total population of adults with developmental disabilities, DDS has documented a 12 percent decline in the age group 42 to 51 and a 10 percent decline in the age group 52 to 61 between September 2015 and June 2021. In light of gains in life expectancy, this loss can reasonably be attributed to displacement from the county because of the lack of residential living options (either licensed facilities or affordable housing) when an elderly parent caregiver passes away or becomes unable to house and care for the adult. Displacement takes a particular toll on adults with developmental disabilities REVISED 2023-2031 HOUSING ELEMENT - HCD SUBMITTAL DRAFT - FEBRUARY 14, 2025

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Packet Pg. 388 Attachment: Exhibit B to the Resolution. Draft Revised 2023-2031 Housing Element + Attachments (5882 : Adoption of the Revised 2023-2031 D-32 PACIFICA 2023-2031 HOUSING ELEMENT FEBRUARY 6, 2025 who depend on familiarity with transit routes and shopping and services, as well as support from communitybased services and informal networks.

Familial Status
Pacifica’s proportion of single-person households (21%) is similar to San Mateo County (22%). There is also a similar distribution of married-couple family households in the city (54%) and county (55%). Familial status can indicate specific housing needs and preferences. A larger number of nonfamily or single person households indicates a higher share of seniors living alone, young adults living alone or with roommates, and unmarried partners. Higher shares of nonfamily households indicate an increased need for one- and two-bedroom units.

Over 80 percent of married couple households and a majority of residents living alone live in owner occupied housing. The number of housing units available by number of bedrooms and tenure is generally consistent with the familial status of the city’s households. Compared to the county, Pacifica has the same proportion of family households and single person households—which is reflected in the number of bedrooms and tenure of the housing stock.

Site Inventory Analysis: Children in Female-Headed Households Concentrations of FH Factors
Households headed by one person are often at greater risk of housing insecurity, particularly female-headed households, who may be supporting children or a family with only one income. Female-headed households with children may face particular housing challenges, with gender inequality resulting in lower wages for women.

Moreover, the added need for childcare can make finding a home that is affordable more challenging. In Pacifica, 11.0 percent of female-headed households with children fall below the Federal Poverty Line, while

3.2 percent of female-headed households without children live in poverty. Pacifica has 625 single parent femaleheaded households, which can be the most vulnerable households.

As shown in Figure D-6, two census tracts (602800 in the north, which is predominantly Asian and 603400 southeast, which is predominantly White) have a concentration of children in female headed households of between 20 percent to 40 percent. Both census tracts have more households with a median household income above $125,000, which is higher than some of the other areas of the city.

Census tract 602800 in the north has:
 Slightly lower environmental and educational outcome indicators than the rest of the city, although these indicators are positive when compared to the region overall.  The lowest jobs proximity scores relative to the region.  Similar economic opportunities and concentrations of overpayment, and lack of overcrowded areas as the rest of the city. This area is also a sensitive community according to the Urban Displacement Project.

Census tract 603400 in the south has:
 Positive environmental, educational, and economic indicators, like the rest of the city, but lacks adequate access to transit, and has low access to jobs.
 No overcrowded households, no large concentrations of cost burdened households for either renters or homeowners and has not been identified as being vulnerable to displacement.  It is one of the four census tracts in the city that has a concentration of household members with a disability.

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Packet Pg. 389 Attachment: Exhibit B to the Resolution. Draft Revised 2023-2031 Housing Element + Attachments (5882 : Adoption of the Revised 2023-2031 Figure D-6: Proposed RHNA Sites in Relation to
Female-Headed Households with Children by Census Tract
≤ 20%
20% - 40%
Affordable Sites (Lower and Moderate Income)
Market Rate Housing Sites*
City/Town Boundaries
(R) Percent of Children in Female Householder,
No Spouse/Partner Present Households
*Market Rate Housing Sites that have more than 8 units will include Below Market Rate Units including lower income units and moderate income units. 1 1
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Packet Pg. 390 Attachment: Exhibit B to the Resolution. Draft Revised 2023-2031 Housing Element + Attachments (5882 : Adoption of the Revised 2023-2031 D-34 PACIFICA 2023-2031 HOUSING ELEMENT FEBRUARY 6, 2025 Distribution of Site Inventory
Two of city’s proposed RHNA sites are located in census tract 602800 (north), and three sites are adjacent to this census tract (6022700) and will serve the same neighborhoods. The five sites have the potential to produce 287 housing units, of which 223 are designated for lower-income households.

Two of the city’s proposed RHNA sites are located in census tract 603400 (south) totaling 153 projected housing units. In addition, there are five sites in census tract 603300 that are adjacent to this census tract and will serve the same neighborhoods totaling 272 projected housing units. The seven sites (census tracts 603400 and 603300) have the potential of 425 housing units, of which 233 are designated for lower-income households.

Regional Comparison
Other jurisdictions in the region have at least one census tract with concentrations of female-headed households with children including South San Francisco, Daly City, and San Bruno. In South San Francisco, more than half of the city’s census tracts have a concentration of female-headed households with children. Other communities in the region such as Millbrae, Burlingame, Foster City, San Carlos and Belmont have none.

Racially or Ethnically Concentrated Areas of Poverty and Affluence (R/ECAP or RCAA)
Racially or Ethnically Concentrated Areas of Poverty (R/ECAP) and Racially Concentrated Areas of Affluence (RCAAs) represent opposite ends of the segregation spectrum from racially or ethnically segregated areas with high poverty rates to affluent predominantly White neighborhoods. Historically, HUD has paid particular attention to R/ECAPs as a focus of policy and obligations to AFFH. Recent research out of the University of Minnesota Humphrey School of Public Affairs argues for the inclusion of RCAAs to acknowledge current and past policies that created and perpetuate these areas of high opportunity and exclusion.12 R/ECAP
HCD and HUD’s definition of a Racially/Ethnically Concentrated Area of Poverty is:
 A census tract in an urban area that has a non-White population of 50 percent or more (majorityminority) AND a poverty rate of 40 percent or more; OR  A census tract that has a non-white population of 50 percent or more (majority-minority) AND the poverty rate is three times the average census tract poverty rate for the County, whichever is lower.

Source: California Department of Housing and Community Development Guidance, 2021.

It is important to note that R/ECAPs and RCAAs are not areas of focus because of racial and ethnic concentrations alone. This study recognizes that racial and ethnic clusters can be a part of fair housing choice 12 Goetz, E.G., A. Damiano, and R.A. Williams, 2019. Racially Concentrated Areas of Affluence: A Preliminary Investigation.

Cityscape: A Journal of Policy Development and Research, 21(1), 99–124.

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Packet Pg. 391 Attachment: Exhibit B to the Resolution. Draft Revised 2023-2031 Housing Element + Attachments (5882 : Adoption of the Revised 2023-2031 PACIFICA 2023-2031 HOUSING ELEMENT D-35
if they occur in a non-discriminatory market. Rather, R/ECAPs are meant to identify areas where residents may have historically faced discrimination and continue to be challenged by limited economic opportunity, and conversely, RCAAs are meant to identify areas of particular advantage and exclusion.

This study used a poverty measure of three times the average census tract poverty rate in the County (19%) as the R/ECAP threshold. The study also measured the threshold for edge or emerging R/ECAPS (two thirds of the HUD defined poverty rate), which is two times the average poverty rate in the county (13%).

In 2010, three census tracts qualified as R/ECAPs (19 % poverty rate) in the county and 11 qualified as edge R/ECAPs (13% poverty rate). None of the R/ECAPs were located in Pacifica. However, an edge R/ECAP was located just north of the Pacifica border in Daly City. In 2019, two census tracts qualified as R/ECAPs (19% poverty rate) in the county and 14 qualified as edge R/ECAPs (13% poverty rate). None of the R/ECAPs were located in Pacifica.

HCD’s definition of a Racially Concentrated Area of Affluence is “A census tract with a median income 1.25 times higher than in the region and a White population of 1.5 times higher than the region.” Of the eight census tracts in Pacifica, five are considered racially concentrated areas of affluence, as shown in Figure D-7.

Site Inventory Analysis: R/ECAP or RCAA
Concentrations of FH Factors
Five of the eight census tracts in Pacifica are considered racially concentrated areas of affluence. The three census tracts that are not in the RCAA have a lower proportion of White residents, and two are predominantly Asian and have more Hispanic and Black residents than the rest of the city. The predominantly White census tract that is not a RCAA has a diverse population; 49 percent White, 4 percent Black, 22 percent Asian, and 18 percent Hispanic.

Pacifica is a predominantly homeowner city with 71 percent of residents living in ownership housing and 29 percent in rental housing. The percentage of renter households is significantly lower than the county where 40 percent of households are renter households. Two of the three census tracts that are not in the RCAA have a larger proportion of renter households (35% and 47%), which is significantly more than the citywide rate. In addition, one of the three non-RCAA census tracts has a lower median income than the rest of the city.

Fair housing factors related to access to opportunity, including economic, educational, and environmental factors, tend to be more favorable within the five RCAA census tracts in the south. Although the three nonRCAA census tracts in the north are high resource areas, they tend to have less economic opportunity, lower educational outcomes, and more environmental constraints than the southern areas of the city.

While two of eight of Pacifica’s K-12 public schools are located outside of the RCAA, there is no discernable difference between better access to schools in the RCAA versus outside of the RCAA.

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Packet Pg. 392 Attachment: Exhibit B to the Resolution. Draft Revised 2023-2031 Housing Element + Attachments (5882 : Adoption of the Revised 2023-2031 0 - Not a RCAA
1 - RCAA
Figure D-7: Proposed RHNA Sites in Relation to
RCAA’s by Census Tract
Affordable Sites (Lower and Moderate Income)
Market Rate Housing Sites*
City/Town Boundaries
(R) Racially Concentrated Areas of Affluence “RCAA”
*Market Rate Housing Sites that have more than 8 units will include Below Market Rate Units including lower income units and moderate income units. 1 1
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Packet Pg. 393 Attachment: Exhibit B to the Resolution. Draft Revised 2023-2031 Housing Element + Attachments (5882 : Adoption of the Revised 2023-2031 PACIFICA 2023-2031 HOUSING ELEMENT D-37
Although the job proximity index shows more favorable access to jobs in the south, the north has better access to the regional transportation network and less traffic congestion. Residents in the northern neighborhoods have better access to regional jobs in the San Francisco and Silicon Valley job centers.

Regional Comparison
Pacifica is the only city in the northern part of San Mateo County to have census tracts designated as Racially Concentrated Areas of Affluence. The RCAA census tracts have a greater proportion of higher-income White residents. The proportion of non-Hispanic White residents is 13 percentage points higher in Pacifica than the county. Historical local, state, and federal housing policies have contributed to these disparities as many policies excluded people of color from accessing the same opportunities as White residents.

Pacifica’s immediate neighbors to the east and north, including South San Francisco, San Bruno, Millbrae, and Daly City do not have any R/ECAPs or emerging R/ECAPs. However, racially concentrated areas of affluence exist south of Pacifica in Burlingame, Hillsborough, San Mateo, Belmont, San Carlos, Menlo Park, Woodside, Portola Valley and down the peninsula.

The RCAA neighborhoods are not unique to Pacifica but are a pattern throughout the peninsula. The census tracts west of I-280 tend to be larger, more rural and contain a significant amount of publicly protected land for parks and open space. According to Sustainable San Mateo County, protected open space is land restricted from new development and construction and generally kept available for wildlife habitat, scenic views, farming, or low-impact public access and comprise 42 percent of San Mateo County. The majority of the County’s protected land lies west of Highway 280.

There is one edge R/ECAP in nearby South San Francisco which has higher concentrations of households with disabilities, lower-income residents, and households that are overcrowded and cost burdened.

Distribution of Site Inventory
Pacifica’s site inventory identifies opportunity sites dispersed throughout the city that will accommodate a total of 2,164 housing units at all income levels with a focus on lower-income production. The potential new housing could include 1,107 lower-income units, 373 moderate-income units, and 684 above moderate-income units, which will expand housing options in a Racially and Ethnically Concentrated Area of Affluence and high resource area. In addition, 1,643 potential housing units (75% of opportunity sites) are projected within the RCAA, including 741 lower-income units and 348 moderate-income units. These lower and moderate-income units will provide new opportunities for housing for lower-income households within a regional RCAA. By producing more affordable housing, the city will improve housing choices for people of different incomes and races. If these projects are built in a way that affirmatively furthers fair housing, the city can facilitate more integrated living patterns, help transform areas of concentrated poverty into areas of opportunity and address the challenges of residents with disproportionate housing needs.

How this Housing Plan Addresses Pacifica’s RCAA
HCD’s definition of a RCAA is “A census tract with a median income 1.25 times higher than in the region and a White population of 1.5 times higher than the region.” Five out of the eight census tracts in Pacifica are REVISED 2023-2031 HOUSING ELEMENT - HCD SUBMITTAL DRAFT - FEBRUARY 14, 2025

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Packet Pg. 394 Attachment: Exhibit B to the Resolution. Draft Revised 2023-2031 Housing Element + Attachments (5882 : Adoption of the Revised 2023-2031 D-38 PACIFICA 2023-2031 HOUSING ELEMENT FEBRUARY 6, 2025 considered RCAAs. The three census tracts in Pacifica that are not in the RCAA have a lower proportion of White residents, and two are predominantly Asian and one is predominantly White.

The RCAA neighborhoods are not unique to Pacifica but are a pattern throughout the peninsula. While Pacifica has the only RCAA census tracts in North San Mateo County, RCAAs exist south of Pacifica in Burlingame, Hillsborough, San Mateo, Belmont, San Carlos, Menlo Park, Woodside, Portola Valley and down the peninsula.

A large portion of the lands contained in the RCAA are protected parkland and most of San Mateo County protected park land lies west of Highway 280. The census tracts west of I-280 tend to be larger, more rural and contain a significant amount of publicly protected land for parks and open space. The areas that are designated RCAAs in Pacifica are sparsely developed foothills communities. Typically, in these areas, there is limited opportunity for adding housing aside from ADUs and duplexes. However, the sites inventory in Pacifica’s housing plan has identified several significant sites in the RCAA as well as adjacent to or in close proximity to the designated RCAA.

Concentrations of racial segregation appear to be more pronounced in Pacifica when compared to some neighboring jurisdictions because in contrast, Daly City, South San Francisco and San Bruno residents experience higher levels of poverty, lower incomes, and are more racially and ethnically diverse communities.

Pacifica has a mix of moderate and higher incomes throughout the city in both White and Asian predominant census tracts. While not represented as a predominant group in any census tract in the city, Hispanic residents are a large minority population and are represented in all census tracts in the city.

Compared to its neighbors in the region, Pacifica has no lower resource areas, fewer households living in poverty, well above average scores in environmental, educational, and economic outcomes, no concentrations of overcrowding, and is less impacted by fair housing issues than those faced by its neighbors in Daly City, South San Francisco, and San Bruno. However, when comparing within Pacifica, especially between the north and the south, fair housing factors related to access to opportunity, including economic, educational, and environmental factors, tend to be more favorable within the five RCAA census tracts in the south when compared to the three northern census tracts (Figures D-7 to Figure D-12). Although the three non-RCAA census tracts in the north are high resource areas, they tend to have less economic opportunity, lower educational outcomes, and more environmental constraints than the southern areas of the city.

While Pacifica is not a major jobs center, Pacifica is in close proximity to major regional job centers. Within Pacifica, the largest employers are Pacifica School District, Jefferson Union High School District, Safeway, and the City of Pacifica, most of which are within the RCAA. However, a significant number of regional jobs are easier to access from the north because of better transit infrastructure, general proximity, and highway access.

The northern census tracts have significant more access to job centers in Daly City, South San Francisco, and other neighboring jurisdictions. Regional jobs are also more easily accessed in the northern part of town because of a more accessible transportation network. Transit access is more accessible outside of the RCAA in the north. Pacifica residents that live in the three census tracts outside of the RCAA still have access to opportunity because they have access to jobs, transportation, and services in the more densely populated area of the city.

While two of eight of Pacifica’s K-12 public schools are located outside of the RCAA, there is no discernable difference between better access to schools in the RCAA versus outside of the RCAA. Jefferson Union High School District, which includes the cities of Pacifica, Daly City, Colma and Brisbane is an open-enrollment district. This means that school placement is not based on neighborhood boundaries. As long as you live within the overall district boundaries, students are placed in a school based on parent choice, availability, and a lottery system. Since the City of Pacifica is in one zip code (94044), students throughout the city may be placed into REVISED 2023-2031 HOUSING ELEMENT - HCD SUBMITTAL DRAFT - FEBRUARY 14, 2025

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Packet Pg. 395 Attachment: Exhibit B to the Resolution. Draft Revised 2023-2031 Housing Element + Attachments (5882 : Adoption of the Revised 2023-2031 PACIFICA 2023-2031 HOUSING ELEMENT D-39
one of Pacifica's two high schools, Oceana High School or Terra Nova High School. Both Pacifica high schools are located within the RCAA and all Pacifica students, regardless of where they live within Pacifica, have the same access to these schools. Oceana High School is located within close proximity of non-RCAA neighborhoods. The Pacifica School District has six schools which include grades from TK through 8th grade.

The Pacifica School District is also an open enrollment school and does not place students based on neighborhood geography. The district has five schools in the RCAA and two schools outside the RCAA (Ocean Shore School K-8 and Sunset Ridge School TK-5). Ingrid B Lacy Middle School is within close proximity of non-RCAA neighborhoods right across from Oceana High School. Families living within the non-RCAA areas have access to schools within the RCAA and most students in middle school and high School go to school in the RCAA.

This housing element strives to meets one of HCD’s equity goals of reversing regional patterns of income and race segregation. Through its policies and programs and site inventory, the City will advocate for lower-income housing production in existing areas of opportunity. The proposed distribution of the sites identified for future housing development in Pacifica will help to open a higher resource area to a mix of housing types and will help to reverse existing patterns of regional segregation. The housing sites inventory in the housing plan was designed to include housing opportunities throughout all neighborhoods of a regional RCAA and encourage lower-income unit production, as well a production of a diverse mix of housing.

The housing sites inventory provides a significant buffer for lower-income unit capacity of 50 percent above the required lower-income RHNA. In addition, the housing element projects 741 lower-income units that are part of opportunity sites located within the RCAA. In addition to the 741 potential lower-income units within the RCAA, there is an additional potential for 348 moderate-income units within the RCAA. Furthermore, through programs in this housing plan (i.e., HE-I-9, HE-I-5, HE-I-6, HE-I-10) and additional sites that may be suitable for extremely low-income housing (i.e., Linda Mar Boulevard Park n Ride, Caltrans Right of Way on Skyline Boulevard, Public Works Corps Yard, Sanchez Art Center, Sanchez Library, and the Skyline Boulevard Water Tank Property), the city will also encourage the production of deeply affordable housing (affordable to households earning less than 30% AMI) to serve the needs of vulnerable residents. Through actions in program HE-I-9, the city will prioritize sites for development of lower-income housing in the RCAA as well as adjacent to the RCAA to increase access to opportunity for lower-income residents in higher-income areas.

The suite of programs in this housing element creates new opportunities for lower-income households to live in higher income areas. Future residents of the potential 1,089 lower-income and moderate-income units within the RCAA will have access to amenities, schools, and opportunities in the RCAA. The lower-income sites in Pacifica’s RCAA and surrounding areas were chosen specifically because of their relatively good access to local services and amenities (Appendix F Table F-8). As a result of new housing development in higher resource areas, combined with programs such as the affirmative marketing of lower-income units to residents outside of the RCAA (HE-I-12), residents who are not living in high opportunity areas today will have better access to higher-income areas.

9. ACCESS TO OPPORTUNITY
This section discusses disparities in access to opportunity among protected classes including access to quality education, employment, transportation, and environment. The section analyzes fair housing factors at a local and regional level. The section concludes with an analysis of the city’s site inventory that assesses how the REVISED 2023-2031 HOUSING ELEMENT - HCD SUBMITTAL DRAFT - FEBRUARY 14, 2025

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Packet Pg. 396 Attachment: Exhibit B to the Resolution. Draft Revised 2023-2031 Housing Element + Attachments (5882 : Adoption of the Revised 2023-2031 D-40 PACIFICA 2023-2031 HOUSING ELEMENT FEBRUARY 6, 2025 income distribution (lower-, moderate-, and above moderate-income units) overlaps with concentrations of fair housing factors, and whether the income distribution exacerbates existing patterns of segregation among protected classes or vulnerable populations.

Access to Opportunity
“Access to opportunity is a concept to approximate place-based characteristics linked to critical life outcomes. Access to opportunity oftentimes means both improving the quality of life for residents of low-income communities, as well as supporting mobility and access to ‘high resource’ neighborhoods.

This encompasses education, employment, economic development, safe and decent housing, low rates of violent crime, transportation, and other opportunities, including recreation, food and healthy environment (air, water, safe neighborhood, safety from environmental hazards, social services, and cultural institutions).”
Source: California Department of Housing and Community Development Guidance, 2021, page 34.

The opportunity maps highlight areas of highest resource, high resource, moderate resource, low resource and high segregation and poverty. The opportunity maps also illustrate access to opportunity in quality education, employment, transportation, and environment. Opportunity scores are presented on a scale from zero to one, the higher the number, the more positive the outcomes.

Site Inventory Analysis TCAC Resource Areas
All of Pacifica’s census tracts are designated as high resource areas according to TCAC opportunity maps (Figure D-8). High resource areas correspond with high environmental outcomes, positive educational outcomes and economic scores. However, a large portion of the city has limited access to public transportation, mostly in the south. The northern part of town is better connected by public transportation networks, has less traffic congestion, and is in closer proximity to San Francisco and Silicon Valley job centers. While the northern census tracts are closer to regional job centers, the area scores poorly on proximity to jobs because these census tracts are the furthest away from the city’s job centers. Regional jobs are more easily accessed from the north than from the south of the city.

Regional Comparison
Pacifica borders high or moderate resource areas in the cities of Daly City, San Bruno, South San Francisco, as well as the Santa Cruz mountains in the south. San Bruno and South San Francisco are the only two cities in North San Mateo County that have low resource areas which are located primarily East of El Camino Real.

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Packet Pg. 397 Attachment: Exhibit B to the Resolution. Draft Revised 2023-2031 Housing Element + Attachments (5882 : Adoption of the Revised 2023-2031 Figure D-8: Proposed RHNA Sites in Relation to
TCAC Resource Areas by Census Tract
≤ 20 (Furthest Proximity)
20 - 40
40 - 60
60 - 80
> 80 (Closest Proximity)
Affordable Sites (Lower and
Moderate Income)
Market Rate Housing Sites*
City/Town Boundaries
(A) Jobs Proximity Index
*Market Rate Housing Sites that have more than 8 units will include Below Market Rate Units including lower income units and moderate income units. 1 1
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Packet Pg. 398 Attachment: Exhibit B to the Resolution. Draft Revised 2023-2031 Housing Element + Attachments (5882 : Adoption of the Revised 2023-2031 D-42 PACIFICA 2023-2031 HOUSING ELEMENT FEBRUARY 6, 2025 Distribution of Site Inventory
All of Pacifica’s sites are located in high resource areas. Pacifica anticipates that housing developed on the opportunity sites will be a mix of housing affordable to lower and moderate-income households, which will be an important step towards slowing regional segregation and opening higher resource areas to households of more diverse incomes.

Education
TCAC’s education score is based on math and reading proficiency, high school graduation rates, and the student poverty rate. According to TCAC’s educational opportunity map, most of Pacifica’s census tracts score greater than 0.75—on a scale from zero to one, the higher the number, the more positive the outcomes (Figure D-9).

Pacifica is served by the Jefferson Union High School District and the Pacifica School District (PSD).13 Both Jefferson Union and PSD experienced decreases in enrollment by 5 percent from 2010 to 2020 and continued to lose students during the COVID pandemic.

The race and ethnicity of students in both districts is similar to the countywide distribution. However, Jefferson Union has a higher proportion of Filipino students (29% compared to 8% countywide) and a smaller proportion of Hispanic (31% compared to 38% countywide) and White students (14% compared to 26% countywide).

Conversely, PSD’s schools have a higher proportion of White students (39% compared to 26% countywide) and students who identify with two or more races (16% compared to 8% countywide) and a smaller proportion of Asian (8% to 17% countywide) and Hispanic students (26% compared to 38% countywide).

Jefferson Union has a higher share of English learners (36% compared to 20% countywide) and students who qualify for reduced cost lunches for children whose family fall within a lower income threshold (44% compared to 29% countywide) compared to the countywide proportion, while PSD has a smaller share (9% and 18%, respectively). Many high schoolers in the county met admission standards for a University of California (UC) or California State University (CSU) school. While Jefferson Union had one of the lower rates of graduates who met such admission standards (48%) in San Mateo County, the school has seen a significant increase in the percentage of students who meet these benchmarks over the last five years (21% in 2016-17). Black and Hispanic students in Jefferson Union High School District were less likely to meet the admission standards with rates of 23 percent and 32 percent, respectively.14 Among elementary school districts within the Jefferson Union boundaries, PSD has the lowest rate of chronic absenteeism (7%). While Jefferson Union has the lowest dropout rates in the county—just 3 percent of students—the highest dropout rates were still found among Black (7%) and Hispanic students (6%). 13 JUHSD also includes high schools in Daly City and Brisbane. Data from JUHSD may be skewed because of its inclusion of demographics from other jurisdictions that have a different racial and economic profile than Pacifica. 14 Root Policy Report: Disparate Access to Educational Opportunities. http://21elements.com/documents-mainmenu-3/housingelements/rhna-6-2022-2030/1366-disparate-access-educational-opportunities/file REVISED 2023-2031 HOUSING ELEMENT - HCD SUBMITTAL DRAFT - FEBRUARY 14, 2025

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Packet Pg. 399 Attachment: Exhibit B to the Resolution. Draft Revised 2023-2031 Housing Element + Attachments (5882 : Adoption of the Revised 2023-2031 Figure D-9: Proposed RHNA Sites in Relation to
TCAC Educational Outcome Score by Census Tract
< 0.25 (Less Positive
Economic Outcomes)

0.25 - 0.5

0.5 - 0.75

0.75 - 1 (More Positive
Economic Outcomes)
Affordable Sites (Lower and
Moderate Income)
Market Rate Housing Sites*
City/Town Boundaries
(R) COG Geography TCAC Opportunity
Map 2022 - Economic Score
*Market Rate Housing Sites that have more than 8 units will include Below Market Rate Units including lower income units and moderate income units. 1 1
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Packet Pg. 400 Attachment: Exhibit B to the Resolution. Draft Revised 2023-2031 Housing Element + Attachments (5882 : Adoption of the Revised 2023-2031 D-44 PACIFICA 2023-2031 HOUSING ELEMENT FEBRUARY 6, 2025 Site Inventory Analysis: TCAC Educational Outcomes Score Concentrations of FH Factors
Pacifica’s northern census tracts have education scores between 0.5 and 0.75 in math and reading proficiency, high school graduation rates, and the student poverty rate—meaning they have poorer educational outcomes compared to the rest of the city. This area has a greater share of minority households compared to the rest of the city.

One census tract in the city, located immediately north of Sharp Park, has both lower educational scores and lower economic scores. This census tract is predominantly White, has a higher proportion of overpayment by renters, and is vulnerable to displacement according to the Urban Displacement Project. The census tract is also within the RCAA and has a mix of moderate and higher incomes.

Two census tracts located north of Sharp Park Road and predominantly White and Asian have both lower educational scores and lower environmental outcomes.

Regional Comparison
According to TCAC, Pacifica has the most positive educational outcome index in North San Mateo County with most of the city scoring more than 0.75 and no census tracts scoring below 0.5. In contrast, no census tracts in Daly City, South San Francisco or San Bruno score over 0.75 and only a few score over 0.5. Large portions of Daly City, South San Francisco and San Bruno score below 0.5 on the educational outcomes index.

This indicates that there is a regional disparity to access to quality educational opportunities and educational outcomes in North San Mateo County.

Distribution of Site Inventory
Approximately 40 percent of site inventory units (874 units) are located north of Sharp Park Road where educational outcomes are lower and 60 percent of site inventory units (1,290 units) are located south of Sharp Park Road where educational outcomes are higher. The area north of Sharp Park Road will accommodate 386 lower-income units, 106 moderate-income units, and 382 above moderate-income units. The area south of Sharp Park Road will accommodate 721 lower-income units, 267 moderate-income units, and 302 above moderate-income units.

Employment
The top three industries by number of jobs in Pacifica are health and educational services, arts and recreation services, and retail. Pacifica has a much lower job to household ratio compared to the county at 0.35 and 1.59 respectively. The major employers in Pacifica are the Pacifica School District (383 employees), Safeway (262 employees), and the City of Pacifica (244 employees).15 HUD’s job proximity index shows the entire city of Pacifica is relatively far from jobs, with every block group in the city scoring below 40—on a scale from zero to 100 where 100 is the closest proximity to jobs. All block 15 City of Pacifica 2021 Comprehensive Annual Financial Report.

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groups north of Sharp Park Road and Montecito Avenue have the furthest proximity from jobs (scores below 20).

Even though the job proximity index shows more favorable access to jobs in the south, regional jobs are more easily accessed in the northern part of town because this area is better connected to regional transportation networks, has less traffic congestion, and is closer to San Francisco and Silicon Valley job centers. Although the southern part of the city may be closer to local jobs, the northern area is geographically closer and more connected to regional job centers via transportation networks.

Site Inventory Analysis: Proximity to Jobs
Concentrations of FH Factors
HUD’s job proximity index indicates that the entire city of Pacifica is relatively far from jobs, with every block group scoring below 40—on a scale from zero to 100 where 100 is the closest proximity to jobs. All block groups north of Sharp Park Road and Montecito Avenue have the furthest proximity from jobs (scores below 20) (Figure D-10). However, the methodology used (straight line distance) does not take into account Pacifica's topography and transportation network that actually results in northern neighborhoods having better access to jobs than southern neighborhoods.

Regional Comparison
In the region, cities on the west side of the coastal mountain range along the Pacific coast have the least proximity to job centers while cities to the east including South San Francisco and San Bruno, Millbrae and Burlingame have the closest proximity to jobs. In San Bruno and South San Francisco, all tracts in the eastern portion of the city have scores above 60. San Bruno and South San Francisco have better access to employment opportunities than Pacifica.

Distribution of Site Inventory
Approximately 40 percent of Pacifica’s site inventory units (874 units) are located north of Sharp Park Road, which has the lowest proximity to jobs and 60 percent of the units (1,290 units) are located south of Sharp Park Road, which has slightly higher proximity to jobs. The north side of the city, however, has better access to jobs through a more accessible transportation network.

TCAC’s economic opportunity score is comprised of poverty, adult educational attainment, employment, job proximity, and median home value. Most of Pacifica scores well—between 0.5 and 0.75 (see Figure D-11).

Two Pacifica census tracts have lower economic opportunity scores (0.25-0.5). One is located in the southwest portion of the city (603200) and the second is just north of Sharp Park Road (603000). The northern census tract has one of the highest proportions of renters in the city and is also a vulnerable community according to the urban displacement project with a concentration of overpayment by renters of 40 percent to 60 percent.

The census tract is predominantly White but also has 2 percent Black, 10 percent Asian, 19 percent Hispanic, and 6 percent Other residents.

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Packet Pg. 402 Attachment: Exhibit B to the Resolution. Draft Revised 2023-2031 Housing Element + Attachments (5882 : Adoption of the Revised 2023-2031 Figure D-10: Proposed RHNA Sites in Relation to
Proximity to Jobs by Census Tract
< 0.25 (Less Positive
Education Outcomes)

0.25 - 0.5

0.5 - 0.75

0.75 - 1 (More Positive
Education Outcomes)
Affordable Sites (Lower and
Moderate Income)
Market Rate Housing Sites*
City/Town Boundaries
(R) COG Geography TCAC Opportunity
Map 2022 - Education Score
*Market Rate Housing Sites that have more than 8 units will include Below Market Rate Units including lower income units and moderate income units. 1 1
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Packet Pg. 403 Attachment: Exhibit B to the Resolution. Draft Revised 2023-2031 Housing Element + Attachments (5882 : Adoption of the Revised 2023-2031 Figure D-11: Proposed RHNA Sites in Relation to
TCAC Economic Opportunity Score by Census Tract
< 0.25 (Less Positive
Environmental Outcomes)

0.25 - 0.5

0.5 - 0.75

0.75 - 1 (More Positive
Environmental Outcomes)
Affordable Sites (Lower and
Moderate Income)
Market Rate Housing Sites*
City/Town Boundaries
(R) COG Geography TCAC Opportunity
Map 2022 - Environmental Score
*Market Rate Housing Sites that have more than 8 units will include Below Market Rate Units including lower income units and moderate income units. 1 1
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Packet Pg. 404 Attachment: Exhibit B to the Resolution. Draft Revised 2023-2031 Housing Element + Attachments (5882 : Adoption of the Revised 2023-2031 D-48 PACIFICA 2023-2031 HOUSING ELEMENT FEBRUARY 6, 2025 Regional Comparison
TCAC’s economic opportunity score among jurisdictions in the county shows less variation than any of the other fair housing factors. TCAC’s economic outcomes index is relatively similar across North San Mateo County, with the majority of census tracts in Daly City, South San Francisco, San Bruno and Millbrae scoring between 0.5 and 0.75. This pattern may be due to the inclusion of job proximity and employment in the index in addition to poverty and income.

Distribution of Site Inventory
Census tract 603000 north of Sharp Park Road has relatively lower economic outcomes, lower educational outcomes, vulnerability to displacement, and a concentration of cost burdened renters. This census tract has six sites in the site inventory with the potential to produce 344 housing units including 20 lower-income units, 81 moderate-income units, and 243 above moderate-income units.

Transportation
This section provides a summary of the transportation system that serves Pacifica and the broader region including emerging trends and data relevant to transportation access throughout the county. The San Mateo County Transit District acts as the administrative body for transit and transportation programs in the county including SamTrans and the Caltrain commuter rail. SamTrans provides bus services in San Mateo County, including Redi-Wheels paratransit service.

In 2018, the Metropolitan Transportation Commission (MTC), which covers the entire Bay Area, adopted a coordinated public transit and human services transportation plan. While developing the coordinated plan, the MTC conducted extensive community outreach about transportation within the area. That plan—which was developed by assessing the effectiveness of how well seniors, persons with disabilities, veterans, and people with low incomes are served—was reviewed to determine gaps in services in Pacifica and the county overall.16 Since there are no direct trips from Pacifica to the San Francisco VA Medical Center, transit improvements recommended for Pacifica included that information should be provided to clients about temporary paratransit certification.

A partnership between the World Institute on Disability and the MTC created the research and community engagement project TRACS (Transportation Resilience, Accessibility & Climate Sustainability). The project’s overall goal is to, “stimulate connection and communication between the community of seniors and people with disabilities together with the transportation system– the agencies in the region local to the San Francisco Bay, served by MTC.”17
16 https://mtc.ca.gov/sites/default/files/MTC_Coordinated_Plan.pdf 17 https://wid.org/transportation-accessibility/
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Packet Pg. 405 Attachment: Exhibit B to the Resolution. Draft Revised 2023-2031 Housing Element + Attachments (5882 : Adoption of the Revised 2023-2031 PACIFICA 2023-2031 HOUSING ELEMENT D-49
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Packet Pg. 406 Attachment: Exhibit B to the Resolution. Draft Revised 2023-2031 Housing Element + Attachments (5882 : Adoption of the Revised 2023-2031 D-50 PACIFICA 2023-2031 HOUSING ELEMENT FEBRUARY 6, 2025 The San Mateo County Transit District updated their Mobility Plan for Older Adults and People with Disabilities in 2018. According to the district, the county’s senior population is expected to grow more than 70 percent over the next 20 years and the district is experiencing unprecedented increases in paratransit ridership. The plan is targeted at developing effective mobility programs for residents with disabilities and older adults including viable alternatives to paratransit, partnerships, and leveraging funding sources.18 MTC also launched Clipper START—an 18-month pilot project—in 2020 which provides fare discounts on single transit rides for riders whose household income is no more than double the federal poverty level.19 Specific to Pacifica, SamTrans serves the city with lines 110, 112, 117, and 121. School-oriented lines include 10, 12, 14, 19, 40, and 49. Free transportation is also provided to and from the city’s senior centers and seniors’ homes. Low-cost transportation services for shopping trips are also provided for senior residents. The City also operates a free on-call taxi service for seniors. Additionally, there are two BART stations in Colma and Daly City which are accessible from Pacifica bus lines.

While transit service has reasonable geographic reach in Pacifica, there is a general lack of regular transit access in the city, with many routes only running at one-hour or less frequency, which contributes to a lack of access to employment opportunities around the region. Regional jobs are more easily accessed in the northern part of town because of a more accessible transportation network. However, relative to the region, Pacifica has the fewest transportation options and lowest access to jobs. In addition, in order to access employment centers in a reasonable timeframe from the southern and eastern parts of the city, a personal vehicle may be required.

This produces a cost burden for lower-income households living there. Transit access is significantly more accessible outside of the RCAA in the north. Most adults with developmental disabilities also do not drive or own a vehicle and many rely on public transit to travel in the larger community.

Environment
TCAC’s opportunity areas environmental scores are based on the CalEnviroScreen 3.0 indicators, which identify areas disproportionately vulnerable to pollution sources such as ozone, PM2.5, diesel PM, pesticides, toxic release, traffic, cleanup sites, groundwater threats, hazardous waste, impaired water bodies, and solid waste sites.

Generally, Pacifica scores well on environmental outcomes, with most tracts scoring between 0.75 and 1. Aside from one census tract with no data, two census tracts in the northeast area of the city have the lowest scores (0.5 to 0.75) in the city. Unlike any other city in San Mateo County, the entire city scores in the highest category on the California Healthy Places Index (HPI) developed by the Public Health Alliance of Southern California (PHASC). The HPI includes 25 community characteristics in eight categories including economic, social, education, transportation, neighborhood, housing, clean environment, and healthcare.20 18 https://www.samtrans.com/Planning/Planning_and_Research/Mobility_Plan_for_Older_Adults_and_People_with_ Disabilities.html
19 https://mtc.ca.gov/planning/transportation/access-equity-mobility/clipperr-startsm 20 https://healthyplacesindex.org/about/
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Site Inventory Analysis: TCAC Environmental Score
Concentrations of FH Factors
Two census tracts in the northeast of the city score slightly lower on the environmental outcomes index (Figure D-12, census tracts 602800 and 602900). These tracts coincide with slightly lower educational outcomes in other areas north of Sharp Park Road. One census tract is predominantly White and the other predominantly Asian, and both have a mix of block groups with higher and moderate median household incomes. The predominantly White census tract also overlaps with a concentration of households with a disability.

Regional Comparison
Pacifica stands out among other North San Mateo jurisdictions as having the most positive environmental outcome score in contrast to South San Francisco and San Bruno which have the lowest environmental outcomes.

Distribution of Site Inventory
Census Tracts 602800 and 602900 include eight sites, three of which are located along the Coast Highway.

When developed, these sites have the potential to include 146 lower-income units, 25 moderate-income units, and 128 above moderate-income units.

Disparities in Access to Opportunity
TCAC’s composite opportunity score for Pacifica indicates the city is a high resource area. The CDC Social Vulnerability Index (SVI), which ranks census tracts based on their ability to respond to a disaster, taking into account socioeconomic status, household composition, race or ethnicity, and housing and transportation, identifies the northwest area along the Pacific coast as most vulnerable.

Pacifica does not have any disadvantaged communities as defined under SB 535, which include “the top 25 percent scoring areas from CalEnviroScreen along with other areas with high amounts of pollution and low populations.”21
Disparities Specific to the Population Living with a Disability Nine percent of Pacifica’s population is living with at least one disability, compared to 8 percent in the county.

Residents living with a disability are concentrated in both the northern and southern portions of the city.

Disability types include hearing difficulty, vision difficulty, cognitive difficulty, ambulatory difficulty, self-care difficulty, and independent living difficulty. The most common disabilities in the city are ambulatory (5%), independent living (3%), and cognitive (3%). People 65 and over are more likely to have an ambulatory or independent living difficulty. Since the population of San Mateo County is rapidly aging, the number of seniors with a disability is likely to increase.
21 https://oehha.ca.gov/calenviroscreen/sb535
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Packet Pg. 408 Attachment: Exhibit B to the Resolution. Draft Revised 2023-2031 Housing Element + Attachments (5882 : Adoption of the Revised 2023-2031 Figure D-12: Proposed RHNA Sites in Relation to
TCAC Environmental Score by Census Tract
Highest Resource
High Resource
Moderate Resource
Low Resource
Missing/Insufficient Data
Affordable Sites (Lower and
Moderate Income)
Market Rate Housing Sites*
City/Town Boundaries
(R) COG Geography TCAC Opportunity
Map 2022 - Composite Score
*Market Rate Housing Sites that have more than 8 units will include Below Market Rate Units including lower income units and moderate income units. 1 1
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Packet Pg. 409 Attachment: Exhibit B to the Resolution. Draft Revised 2023-2031 Housing Element + Attachments (5882 : Adoption of the Revised 2023-2031 PACIFICA 2023-2031 HOUSING ELEMENT D-53
Unemployment is disproportionately high among residents living with a disability in Pacifica where 10 percent of people with a disability are unemployed compared with 3 percent for residents without a disability.

Countywide, the unemployment rate for residents with a disability is 4 percent, compared to 3 percent for residents without a disability. However, other jurisdictions in San Mateo County also have much higher unemployment rates for residents living with a disability (Table D-3). In South San Francisco, San Mateo, Redwood City, Menlo Park, East Palo Alto, Hillsborough and Millbrae the rate is three times higher than the county rate. Three communities have rates that are almost twice the county rate (Foster City, Burlingame and Atherton). High unemployment rates among this population points to a need for increased services and resources to connect this population with employment opportunities.

TABLE D-3: SAN MATEO COUNTY JURISDICTIONS AND

UNEMPLOYMENT RATE OF PEOPLE WITH DISABILITIES
Jurisdiction
Unemployment Rate of
People with Disabilities
Unemployment Rate of
People without Disabilities
Pacifica 10% 3%
San Mateo County 4% 3%
South San Francisco 13% 3%
San Bruno 1% 4%
Redwood City 9% 3%
Menlo Park 18% 3%
Foster City 6% 3%
San Mateo 12% 3%
Burlingame 7% 4%
East Palo Alto 18% 4%
Millbrae 11% 3%
Hillsborough 14% 3%
Halfmoon Bay 0% 4%
Colma 0% 1%
Brisbane 0% 3%
Atherton 11% 5%
Portola Valley 10% 8%
Woodside 0% 4%
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Packet Pg. 410 Attachment: Exhibit B to the Resolution. Draft Revised 2023-2031 Housing Element + Attachments (5882 : Adoption of the Revised 2023-2031 D-54 PACIFICA 2023-2031 HOUSING ELEMENT FEBRUARY 6, 2025 REVISED 2023-2031 HOUSING ELEMENT - HCD SUBMITTAL DRAFT - FEBRUARY 14, 2025

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Packet Pg. 411 Attachment: Exhibit B to the Resolution. Draft Revised 2023-2031 Housing Element + Attachments (5882 : Adoption of the Revised 2023-2031 PACIFICA 2023-2031 HOUSING ELEMENT D-55

10. DISPARATE HOUSING NEEDS
This section discusses disparate housing needs for protected classes including cost burden, overcrowding, substandard housing conditions, homelessness, displacement, and other considerations. The section analyzes fair housing factors at a local and regional level. It concludes with an analysis of how the income distribution of the site inventory units overlaps with concentrations of fair housing factors, and whether it would exacerbate existing patterns of segregation among protected classes or vulnerable populations.

Disproportionate Housing Needs
“Disproportionate housing needs generally refers to a condition in which there are significant disparities in the proportion of members of a protected class experiencing a category of housing need when compared to the proportion of members of any other relevant groups, or the total population experiencing that category of housing need in the applicable geographic area. For purposes of this definition, categories of housing need are based on such factors as cost burden and severe cost burden, overcrowding, homelessness, and substandard housing conditions.” Source: California Department of Housing and Community Development Guidance, 2021, page 39.

Housing Needs
Population growth in Pacifica has lagged behind the county over the last 30 years. Pacifica experienced significant population declines in 2000 and during the Great Recession. While the population slowly increased after the recession, it has declined since 2016.

From 2015 to 2021, the housing permitted to accommodate growth has largely been priced for above moderateincome households with 129 units permitted for above moderate-income households and 8 permitted for moderate-income households compared to only 22 permits for low-income households. No permits were issued for very low-income households. The Housing Needs Data Report for Pacifica indicates new construction has not kept pace with demand throughout the Bay Area, “resulting in longer commutes, increasing prices, and exacerbating issues of displacement and homelessness.”22 The housing types available in the city in 2020 are predominantly single-family (78%) and medium to large scale multi-family (15%). From 2010 to 2020, the single-family inventory increased more than multi-family, and the city has a greater share of detached single-family housing compared to other communities in the region.”23 Over 80 percent of the housing inventory in Pacifica was constructed between 1940 and 1980. Thus, the city’s housing stock is older, lacks energy efficiency, could be costly to adapt for disability accessibility, and may have deferred maintenance.
22 Housing Needs Data Report: Pacifica, ABAG/MTC Staff and Baird + Driskell Community Planning, 2021. 23 Ibid.

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Packet Pg. 412 Attachment: Exhibit B to the Resolution. Draft Revised 2023-2031 Housing Element + Attachments (5882 : Adoption of the Revised 2023-2031 D-56 PACIFICA 2023-2031 HOUSING ELEMENT FEBRUARY 6, 2025 REVISED 2023-2031 HOUSING ELEMENT - HCD SUBMITTAL DRAFT - FEBRUARY 14, 2025

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Packet Pg. 413 Attachment: Exhibit B to the Resolution. Draft Revised 2023-2031 Housing Element + Attachments (5882 : Adoption of the Revised 2023-2031 PACIFICA 2023-2031 HOUSING ELEMENT D-57
Pacifica’s owner-occupied housing sales have the same share of units priced between $1 and $1.5 million as the county—23 percent of units in the city and county fall within this price range. However, nearly half of the city’s owner-occupied housing stock is valued between $750,000 and $1 million (45%)—22 percentage points higher than the county (23%). Only 4 percent of the city’s housing stock is valued below $500,000. According to the Zillow home value index, home prices have experienced remarkable growth in the city and county.

Rents have increased at a slower pace compared to for-sale housing prices—however, they have been consistently higher than both the county and Bay Area median rents. While rents increased more rapidly from 2016 to 2019, rent increases have likely been dampened by the COVID-19 pandemic. Compared to the county, Pacifica has nearly the same proportion of luxury rental units—21 percent of units rent for more than $3,000 in the city compared to 22 percent in the county.

Cost Burden and Severe Cost Burden
Approximately 40 percent of renter households in Pacifica are cost burdened, spending more than 30 percent of their gross income on housing costs, and one in five are extremely cost burdened, spending more than 50 percent of their gross income on housing costs. Cost burdened households have less money to spend on other essentials like groceries, transportation, education, healthcare, and childcare. Extremely cost burdened households are considered at risk for homelessness. Lower-income households are more likely to experience housing cost burden. In Pacifica, over 70 percent of households earning less than 30 percent AMI—considered extremely low-income households—are severely cost burdened, compared to less than 1 percent of households earning more than 100 percent of AMI. Figure D-14 shows concentrations of renter households that are cost burdened (housing costs as a percentage of household income). There are concentrations of cost burdened renters in all areas of the city, including the north and south. Pacifica renters are not as cost burdened as many of its neighboring jurisdictions.

There are disparities in housing cost burden in Pacifica by race and ethnicity and family size. Black or African American (64%), American Indian or Alaska Native (60%) and Hispanic households (42%) experience the highest rates of cost burden in the city. Other/Multiple race (30% cost burdened), non-Hispanic White (31%), and Asian households (33%) experience the lowest cost burden. Large family households—considered households with five or more persons—experience cost burden at a rate of 38 percent compared to all other households at 32 percent.

Site Inventory Analysis: Overpayment
Concentrations of FH Factors
Two census tracts, 603100 (Sharp Park) and 602900 (northwest), have a concentration of cost burdened homeowners (40% to 60%). Census tract 602900 (northwest) also has a concentration of households with a disability.

Three census tracts, 603300 (far south), 603000 (just north of Sharp Park) and 602700 (northeast), have a concentration of cost burdened renters of at least 40 percent. These three census tracts also overlap with other fair housing factors: 603000 is predominantly White, is vulnerable to displacement, has lower educational outcomes and lower economic opportunity score; 602700 is predominantly Asian, has lower educational outcomes, and has a concentration of households with a disability; 603300 is predominantly White and has concentrations of households with a disability.

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Packet Pg. 414 Attachment: Exhibit B to the Resolution. Draft Revised 2023-2031 Housing Element + Attachments (5882 : Adoption of the Revised 2023-2031 D-58 PACIFICA 2023-2031 HOUSING ELEMENT FEBRUARY 6, 2025 Regional Comparison
Overall, Pacifica has fewer cost burdened households (32%) than San Mateo County (37%). Pacifica has lower concentrations of cost burdened renters compared with neighboring jurisdictions, including a census tract where less than 20 percent of renter households experience cost burden. Daly City, San Bruno, and South San Francisco have the highest concentrations (between 60%-80% of renter households) of cost burdened renters (Figure D-13). There is less variation in cost burdened homeowners among jurisdictions. While most census tracts in Daly City have higher concentrations of cost burdened homeowners (between 40%-60%), all census tracts in South San Francisco have concentrations of owner cost burden between 20 percent to 40 percent.

Both San Bruno and Pacifica have two census tracts with relatively higher concentrations of cost burdened homeowners (between 40-60%).

Distribution of Site Inventory
The site inventory includes development sites in the five census tracts with a concentration of cost burdened renter and owner households.
 Census tract 603000 north of Sharp Park includes six sites with the potential to produce 20 lower-income units, 81 moderate-income units, and 243 above moderate-income units.  Census tract 602700 in the northeast includes three sites with the potential to produce 220 lower-income units and 11 above moderate-income units.
 Census tract 603300 in the south includes five sites which have the potential to produce 199 lower-income units, 36 moderate-income units and 37 above moderate-income units.  Census tract 603100 (Sharp Park) includes seven sites with the potential to produce 421 lower-income units and 101 moderate income units.
 Census tract 602900 (northwest) includes six sites with the potential to produce 143 lower-income units, seven moderate-income units and 93 above moderate-income units.

Overcrowded Households
Concentrations of FH Factors
Overcrowding is defined as more than one occupant per room. The vast majority of households (95%) in Pacifica are not overcrowded. However, renter households are more likely to be overcrowded with 9 percent of households with more than one occupant per room compared to 3 percent of owner households.

Racial and ethnic minorities are more likely than non-Hispanic White households to experience overcrowding:

Asian (12% of households), Hispanic (7%), and Other/Multiple race households (5%) experience the highest rates of overcrowding. Households making between 80 percent and 100 percent AMI are also more likely to be overcrowded.

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Packet Pg. 415 Attachment: Exhibit B to the Resolution. Draft Revised 2023-2031 Housing Element + Attachments (5882 : Adoption of the Revised 2023-2031 Figure D-13: Proposed RHNA Sites in Relation to
Renter Households by Census Tract
≤ 20%
20% - 40%
40% - 60%
60% - 80%
> 80%
Affordable Sites (Lower and Moderate Income)
Market Rate Housing Sites*
City/Town Boundaries
(R) Percent of households in renter-occupied
housing units
*Market Rate Housing Sites that have more than 8 units will include Below Market Rate Units including lower income units and moderate income units. 1 1
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Packet Pg. 416 Attachment: Exhibit B to the Resolution. Draft Revised 2023-2031 Housing Element + Attachments (5882 : Adoption of the Revised 2023-2031 Figure D-14: Proposed RHNA Sites in Relation to
Overpayment by Renter Households by Census Tract
< 20%
20% - 40%
40% - 60%
60% - 80%
Affordable Sites (Lower and Moderate Income)
Market Rate Housing Sites*
City/Town Boundaries
(R) Overpayment by Renters
*Market Rate Housing Sites that have more than 8 units will include Below Market Rate Units including lower income units and moderate income units. 1 1
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Packet Pg. 417 Attachment: Exhibit B to the Resolution. Draft Revised 2023-2031 Housing Element + Attachments (5882 : Adoption of the Revised 2023-2031 PACIFICA 2023-2031 HOUSING ELEMENT D-61
Regional Comparison
Pacifica has a lower rate of overcrowding (5%) than both San Mateo County (8%) and the Bay Area (7%). In the northern part of San Mateo County, Daly City has the greatest concentration of overcrowded households (Figure D-15). South San Francisco and San Bruno each have a handful of census tracts with overcrowded households. Both Pacifica and Brisbane have no concentrations of overcrowded households.

Displacement
Owner-occupied households generally enjoy greater housing stability compared to renter-occupied households which tend to move more frequently. Two census tracts in the city, the Sharp Park area and the northernmost tract, are vulnerable to displacement (Figure D-16). Additionally, areas along the waterfront and adjacent to Sharp Park Golf Course, the Vallemar neighborhood, Rockaway Beach, and the Linda Mar Shopping Center are in Special Flood Hazard Areas, determined by the Federal Emergency Management Agency (FEMA) as having a 1 percent chance of flooding annually.

Displacement Sensitive Communities
“According to the Urban Displacement Project, communities were designated sensitive if they met the following criteria:
 They currently have populations vulnerable to displacement in the event of increased redevelopment and drastic shifts in housing cost. Vulnerability is defined as:
 Share of very low-income residents is above 20 percent, 2017.

AND
 The tract meets two of the following criteria:
 Share of renters is above 40 percent, 2017.
 Share of people of color is above 50 percent, 2017.
 Share of very low-income households (50% AMI or below) that are severely rent burdened households is above the county median, 2017.
 They or areas in close proximity have been experiencing displacement pressures.

Displacement pressure is defined as:
 Percent change in rent above county median for rent increases, 2012-2017.

OR
 Difference between tract median rent and median rent for surrounding tracts above median for all tracts in county (rent gap), 2017.”
Access to Mortgage Loans
Disparities by race and ethnicity are also prevalent for home mortgage applications, particularly in denial rates.

In the City of Pacifica, American Indian or Alaska Native (60% denial rate), Black or African American (27%), and Hispanic households (22%) had the highest denial rates for mortgage loan applications in 2018 and 2019.

Conversely, non-Hispanic White households (18%) have the lowest denial rates during the same time.

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Packet Pg. 418 Attachment: Exhibit B to the Resolution. Draft Revised 2023-2031 Housing Element + Attachments (5882 : Adoption of the Revised 2023-2031 Figure D-15: Proposed RHNA Sites in Relation to
Overcrowded Households by Census Tract
20% - 40%
40% - 60%
Affordable Sites (Lower and Moderate Income)
Market Rate Housing Sites*
City/Town Boundaries
(R) Overpayment by Home Owners
*Market Rate Housing Sites that have more than 8 units will include Below Market Rate Units including lower income units and moderate income units. 1 1
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Packet Pg. 419 Attachment: Exhibit B to the Resolution. Draft Revised 2023-2031 Housing Element + Attachments (5882 : Adoption of the Revised 2023-2031 Figure D-16: Proposed RHNA Sites in Relation to Sensitive Communities – Urban Displacement Project 6
≤ 8.2% (Statewide Average)

8.3% - 12%

12.01% - 15%

15.01% - 20%
> 20%
Affordable Sites (Lower and
Moderate Income)
Market Rate Housing Sites*
City/Town Boundaries
(R) Overcrowded Households
*Market Rate Housing Sites that have more than 8 units will include Below Market Rate Units including lower income units and moderate income units. 1 1
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Packet Pg. 420 Attachment: Exhibit B to the Resolution. Draft Revised 2023-2031 Housing Element + Attachments (5882 : Adoption of the Revised 2023-2031 D-64 PACIFICA 2023-2031 HOUSING ELEMENT FEBRUARY 6, 2025 Site Inventory Analysis: Displacement
Concentrations of FH Factors
Two census tracts in the northern part of the city are vulnerable to displacement (Figure D-17). Census tract 602700 is predominantly Asian, has lower educational outcomes, and a concentration of households with a disability. Census tract 603000 is predominantly White, has lower educational outcomes and lower economic score. Both have a concentration of cost burdened renter households of more than 40 percent as well as areas with both moderate-income (between $87,500 and 125,0000) and higher-income (above $125,000) households.

Regional Comparison
While Pacifica has only two census tracts identified as vulnerable to displacement, many communities have a higher vulnerability to displacement in the region. All of the city of Brisbane is vulnerable to displacement as well as almost all of South San Francisco, about half of the census tracts in the cities of San Bruno, Millbrae, Daly City, Burlingame, San Mateo, Redwood City and East Palo Alto.

Distribution of Site Inventory
The two census tracts that are vulnerable to displacement have a total of eight development sites in the site inventory:
 Census tract 603000 north of Sharp Park has six sites with the potential to produce 20 lower-income units, 81 moderate-income units, and 243 above moderate-income units.  Census tract 602800 in the northeast has three sites with the potential to produce 3 lower-income units, 18 moderate-income units, and 35 above moderate-income units.

Substandard Housing
Concentrations of FH Factors
Data on housing condition are very limited, with the most consistent data available across jurisdictions found in the American Community Survey (ACS)—which captures units in substandard condition as self-reported in Census surveys. In Pacifica, owner households are more likely to have substandard kitchen and plumbing facilities compared to renter households. Generally, a low share of households have inadequate kitchen or plumbing facilities. Among owners, 0.4 percent have inadequate kitchen facilities while 0.3 percent have inadequate plumbing. Less than 1 percent of renters have inadequate kitchen facilities and none have inadequate or lacking plumbing facilities.

Regional Comparison
Figure D-18 illustrates the percent of all households in the city with any of the four severe housing problems (lacks complete kitchen, lacks complete plumbing, severely overcrowded, severely cost-burdened). Pacifica has one of the lowest percentage of households with any of the four severe housing problems in North San Mateo County and is similar to Hillsborough, Colma, and Brisbane. In contrast, Daly City, South San Francisco, San Bruno, Millbrae and Burlingame and San Mateo have at least 20 percent of households with any of the four severe housing problems.

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Packet Pg. 421 Attachment: Exhibit B to the Resolution. Draft Revised 2023-2031 Housing Element + Attachments (5882 : Adoption of the Revised 2023-2031 Figure D-17: Proposed RHNA Sites in Relation to Overall Displacement– Urban Displacement Project
Vulnerable
Other
Affordable Sites (Lower and Moderate Income)
Market Rate Housing Sites*
City/Town Boundaries
(R) Sensitive Communities
*Market Rate Housing Sites that have more than 8 units will include Below Market Rate Units including lower income units and moderate income units. 1 1
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Packet Pg. 422 Attachment: Exhibit B to the Resolution. Draft Revised 2023-2031 Housing Element + Attachments (5882 : Adoption of the Revised 2023-2031 Figure D-18: Percent of All Households with
Any of the 4 Severe Housing Problems
> 80%
60% - 80%
40% - 60%
20% - 40%
< 20%
Affordable Sites (Lower and Moderate Income)
Market Rate Housing Sites*
City/Town Boundaries
Percent of all households with any of the 4 severe
housing problems (lacks complete kitchen, lacks complete plumbing, severely overcrowded, severely cost-burdened) *Market Rate Housing Sites that have more than 8 units will include Below Market Rate Units including lower income units and moderate income units. 1 1
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Packet Pg. 423 Attachment: Exhibit B to the Resolution. Draft Revised 2023-2031 Housing Element + Attachments (5882 : Adoption of the Revised 2023-2031 PACIFICA 2023-2031 HOUSING ELEMENT D-67

11. SITE INVENTORY ANALYSIS IMPACT ON FAIR HOUSING
AB 686 requires an analysis of sites identified to meet RHNA obligations for their ability to affirmatively further fair housing (AFFH). This section provides an analysis of the city’s site inventory and findings that evaluate Pacifica’s RHNA sites impact on fair housing. The analysis evaluates whether the development of the sites in the inventory will exacerbate or help reverse patterns of segregation and/or concentrations of protected classes and/or vulnerable populations. It also reviews concentrations of fair housing factors (segregation and integration, access to opportunity, and disproportionate housing need) relative to the distribution of sites in the city and the expected income levels of future housing.

Pacifica’s Site Inventory Impact on Regional Equity
Compared to its neighbors Daly City, South San Francisco, and San Bruno, Pacifica has no lower resource areas, fewer households living in poverty, well above average scores in environmental, educational, and economic outcomes, has no concentrations of overcrowded households, and is less impacted by some of the pronounced concentrations of fair housing issues. The proposed distribution of Pacifica’s site inventory helps to open a higher resource area to a mix of housing types and will help to reverse existing patterns of regional segregation.

By facilitating housing development in a regional RCAA and encouraging lower-income housing production and a mix of housing types, this housing element strives to meet one of HCD’s equity goals of reversing regional patterns of income and race segregation. Through its policies and programs and site inventory, the City will advocate for lower-income production in areas of opportunity.

This housing element contributes to a regional solution to help reverse regional patterns of income and race segregation by facilitating the production of lower-income units in key sites in the city and includes 2,164 potential units in opportunity sites, including 1,107 lower-income units and 373 moderate-income units, which along with projected ADUs and pipeline projects, provides a 36 percent buffer over the assigned RHNA and a 50 percent buffer over the assigned lower-income RHNA. The City’s goal and projected need for ELI units is 269 units or 50 percent of its Very Low Income RNHA allocation.

Pacifica’s Site Inventory Impact on Local Housing Conditions Pacifica’s site inventory is evenly distributed throughout available land in the city. A substantial portion of the city, approximately 40 percent, is protected parkland (Golden Gate National Recreation Area, Sharp Park, San Pedro Valley County Park, and other public open space areas), unavailable for development. The distribution of sites is focused along the city’s major transportation corridors with access to services (Coast Highway, Linda Mar Boulevard, Terra Nova Boulevard, Fassler Avenue, Manor Drive and Hickey Boulevard) both in the north and south. The site inventory was designed to include all potential opportunities for development across the city.

Pacifica’s Site Inventory Impact on Lower and Higher Resource Areas The city’s northern census tracts (not in the RCAA) are more diverse and tend to have residents with the most housing needs. Twenty-five percent of units (within 11 sites) in the inventory are in these areas, comprising 530 units and including 366 lower-income units and 25 moderate-income units, which will provide more housing options for those neighborhoods.

REVISED 2023-2031 HOUSING ELEMENT - HCD SUBMITTAL DRAFT - FEBRUARY 14, 2025

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Packet Pg. 424 Attachment: Exhibit B to the Resolution. Draft Revised 2023-2031 Housing Element + Attachments (5882 : Adoption of the Revised 2023-2031 D-68 PACIFICA 2023-2031 HOUSING ELEMENT FEBRUARY 6, 2025 Many of the lower-income units in the site inventory are located within theRCAA and in areas designated as higher resource areas. The city’s southern and central census tracts (south of Edgemar Avenue) are considered to have better access to opportunities and are less diverse. The five census tracts are designated a RCAA and higher resource areas include 25 sites and 1,634 units, including 741 lower-income units and 348 moderateincome units. Facilitating development of a mix of housing types including lower- and moderate-income sites, will provide new housing opportunities for lower-income households to live in higher resource areas and within a regional RCAA.

Pacifica’s Site Inventory Impact on Existing Patterns of Segregation Because no pronounced existing patterns of segregation have been identified in Pacifica, the site inventory is evenly distributed across the city. The distribution of the site inventory housing units will not exacerbate existing patterns of segregation among protected classes or vulnerable populations at the local level.

Pacifica exhibits lower concentrations of race and income segregation compared to other jurisdictions in the region including fewer residents that are segregated by race and income, have disproportionate housing needs, and lack of access to opportunities. Pacifica’s site inventory will not exacerbate existing patterns of regional segregation because it will accommodate a mix of incomes across the city and provide housing opportunities at lower and moderate incomes in a higher resource area.

The site inventory is dispersed across the city and does not concentrate units in any one area. Pacifica is predominantly White with one area that is predominantly Asian, reflecting the regional pattern of racial segregation. In contrast, communities to the east are more racially and ethnically diverse but have higher levels of poverty and lower incomes. Both the White and Asian predominant census tracts have moderate and higher incomes, and most of the city is a Racially Concentrated Area of Affluence. Pacifica’s site inventory will help to open this higher resource area and reverse existing patterns of regional segregation. It will also benefit female headed households which are predominantly White.

Table D-4, summary of segregation and integration fair housing factors, illustrates regional concentrations of race, residents with disabilities, female-headed households with children, and median household income.

Table D-5, summary of access to opportunity fair housing factors, illustrates regional concentrations of areas with access to economic, educational, and environmental opportunities. The entire city of Pacifica is a high resource area according to TCAC, and most of the city has one of the highest scores for environmental outcomes. The city also has high educational outcome scores with slightly poorer outcomes in the northern area. Pacifica has much higher outcomes than its neighbors. Pacifica is similar to its neighbors in one TCAC indicator, the economic score, although the city scores poorly in its proximity to jobs. The site inventory was designed to be evenly distributed across the city, which will improve access to opportunity across the city.

Table D-6, disproportionate housing needs fair housing factors, illustrates that Pacifica has no significant concentrations of overcrowded households. The map in Figure D-18 shows that Pacifica has fewer severe housing issues compared to its neighbors. Pacifica has households overpaying for rent or mortgages in all areas of the city. Two census tracts have residents that are vulnerable to displacement.

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Packet Pg. 425 Attachment: Exhibit B to the Resolution. Draft Revised 2023-2031 Housing Element + Attachments (5882 : Adoption of the Revised 2023-2031 PACIFICA 2023-2031 HOUSING ELEMENT D-69
TABLE D-4: PACIFICA SITE INVENTORY UNITS BY INCOME AND SUMMARY OF

SEGREGATION AND INTEGRATION FAIR HOUSING FACTORS
Census
Tract
Fair Housing Factors for Integration and Segregation Pacifica Site Inventory Predominant
Race
Concentration
of Disability
Concentration
of Female
Headed HH
w/Child
Median
Income RCAA
LowerIncome
Units
ModerateIncome
Units
Above
ModerateIncome
Units
602700 Asian 14% 11% 7% 122,400 No 220 0 11
602800 Asian 13% 9% 21% 125,600 No 3 18 35
602900 White - 37% 11% 18% 108,900 No 143 7 93
603000 White - 48% 7% 20% 110,300 Yes 20 81 243
603100 White - 56% 5% 4% 140,000 Yes 421 101 0
603200 White - 56% 8% 4% 126,800 Yes 67 121 155
603300 White - 55% 10% 8% 121,700 Yes 199 36 37
603400 White - 49% 11% 25% 115,900 Yes 34 9 110
Source: HCD AFFH Data Viewer.

TABLE D-5: PACIFICA SITE INVENTORY UNITS BY INCOME AND ACCESS TO

OPPORTUNITY FAIR HOUSING FACTORS
Census
Tract
Fair Housing Factors for Access to Opportunity Pacifica Site Inventory Proximity
to Jobs
Economic
Opportunity
Educational
Outcomes
Environmental
Outcomes
Composite
Opportunity
Score
LowerIncome
Units
ModerateIncome
Units
Above
ModerateIncome
Units
602700 8 0.66 0.55 0.84 High
Resource 220 11
602800 9 0.62 0.54 0.70 High
Resource 3 18 35
602900 8 0.60 0.54 0.73 High
Resource 143 7 93
603000 18 0.49 0.71 0.90 High
Resource 20 81 243
603100 26 0.53 0.83 0.80 High
Resource 421 101 0
603200 30 0.47 0.83 0.88 High
Resource 67 121 155
603300 27 0.53 0.82 0.95 High
Resource 199 36 37
603400 33 0.54 0.82 0.94 High
Resource 34 9 110
Source: HCD AFFH Data Viewer.

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Packet Pg. 426 Attachment: Exhibit B to the Resolution. Draft Revised 2023-2031 Housing Element + Attachments (5882 : Adoption of the Revised 2023-2031 D-70 PACIFICA 2023-2031 HOUSING ELEMENT FEBRUARY 6, 2025 TABLE D-6: PACIFICA SITE INVENTORY UNITS BY INCOME AND DISPROPORTIONATE

HOUSING NEED FAIR HOUSING FACTORS
Census
Tract
Fair Housing Factors for Disproportionate Housing Need Pacifica Site Inventory Overpayment
Renters
Overpayment
Owners
Overcrowded
Households
Displacement
Risk
LowerIncome
Units
ModerateIncome
Units
Above
ModerateIncome Units
602700 43% 37% 4% Lower 220 11
602800 36% 39% 2% Lower 3 18 35
602900 38% 44% 2% Lower 143 7 93
603000 47% 24% 0% Lower 20 81 243
603100 35% 41% 4% Lower 421 101 0
603200 20% 31% 1% Lower 67 121 155
603300 47% 37% 5% Lower 199 36 37
603400 33% 22% 0% Lower 34 9 110
Source: HCD AFFH Data Viewer.

12. OTHER RELEVANT FACTORS: LOCAL CONTEXT
Residents Living in RVs
In recent years, the City of Pacifica has experienced an increase in the number of residents living in RVs or vehicles. The issue has generated safety concerns in the public right of way. City residents, voicing safety considerations, have argued that these vehicles should not be allowed to park on certain streets. The City created a Temporary Safe Parking Program (TSPP) that permits 13 parking spots inside and outside the coastal zone.

The TSPP is a pilot program that is providing an option to people suffering housing insecurity and is tied to a resource component with the Pacifica Resource Center to assist with the transition from RV housing to permanent housing. Pacifica Resource Center issues the RV parking permits. Enforcement of the TSPP includes tickets and towing, and the program has been strictly enforced. RVs are allowed to park for up to 29 days providing that they receive services from the Pacifica Resource Center and apply for and receive a permit.

All 13 RV parking spots are on public streets or in designated locations in the public right-of-way. Five of the 13 RV parking spots located within the Coastal Zone have been appealed to the California Coastal Commission.

Discrimination in Housing
There are few documented examples of race and income discrimination when it comes to housing development in Pacifica. Pacifica Resource Center, Legal Aid Society of San Mateo County, and the Community Legal Services in East Palo Alto serve Pacifica residents experiencing housing issues. The Pacifica Resource Center has reported housing discrimination and certain just cause eviction issues when a landlord seeks to evict tenants.

The City has reported examples of discrimination against people living in RVs including complaints by persons participating in the city’s TSPP.

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Opposition to Housing Projects
Some housing projects that received local approval in Pacifica have been appealed and referred to state agencies or have undergone litigation and subsequently been delayed. While most housing projects in Pacifica are approved based on their alignment with local and state codes and regulations, some project approvals were overturned. One example includes the Vista Mar project, an 8-unit project that was the subject of litigation including a challenge to the city’s CEQA determination based on geological, hydrological, and other issues. The Court determined that the City’s approval was invalid because an environmental impact report (EIR) should have been prepared.

Similarly, a coastal zone appeal process administered by the California Coastal Commission (CCC) has been unfavorable to two projects in the last few years. 1567 Beach Boulevard was a 7–unit project which was denied by the CCC because of hazards related to sea level rise, coastal erosion, and site access. The criteria used to deny the project makes it hard for any project to be developed in this location in the future. 505 San Pedro Avenue is a two-unit rental apartment project as part of a larger mixed-use project of which half was in city jurisdiction and half in CCC jurisdiction, and the CCC denied the project primarily due to concerns about biological resources (rendering the City’s approval ineffective). The surrounding neighborhood is opposed to development there for various reasons including sea level rise concerns and claimed impacts to the California red-legged frog.

Some formal opposition to housing development has emerged recently. Citizens for the Preparation of an Updated Plan (CPUP) organized out of an existing environmental group and filed a lawsuit over the aforementioned Vista Mar project. Protect San Pedro Mountain opposes a project proposed in the southern part of town. While an incomplete application has been submitted to the City, confirmed details of the project are not known but it is estimated that the developer will propose at least a 125-lot subdivision, comprised of a mix of 1-4 unit buildings. There is a neighborhood group, the Pedro Point Neighborhood Association, that organizes around projects proposed in the Pedro Point neighborhood.

Displacement
There has been at least one example of displacement pressure documented in Pacifica due to natural disasters.

Along the 300-block of Esplanade Avenue, there were 52 apartment units in three buildings demolished between 2016 and 2017. The units had been red-tagged for several years due to bluff erosion threatening the buildings and property owners failed to take adequate measures to protect the buildings. In addition, there were two single-family residences demolished at 528 and 532 Esplanade also due to bluff erosion.

Recent state laws related to rent control and just cause eviction have helped reduce displacement in the city.

However, the growing popularity of the short-term rental market contributes to displacement pressure in Pacifica. The City is working on options for additional regulations, such as putting a cap on the number of short-term rentals, and further study of other regulations on short-term rentals. Documentation of displacement in Pacifica is not available on a widescale.

Appendix D Attachments
 Attachment D-1: San Mateo County Fair Housing Survey Findings  Attachment D-2: Housing Needs Data Packet (additional data not included in appendices) Attachments D-1 and D-2 are included after Appendix G.

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APPENDIX E: HOUSING RESOURCES
February 6, 2025
The housing resources available to the City of Pacifica can be summarized as a combination of financial resources, a network of providers of housing and related services, existing affordable housing and an inventory of sites that have the capacity to develop to address the projected housing needs. This appendix summarizes housing resources except for the inventory of sites which is described in Appendix F. This appendix lists financial resources such as federal, state and local programs, foundations and lender consortiums that can provide means of financial assistance to build housing, and community service organizations that provide housing services, manage housing programs and provide services directly to residents experiencing housing insecurity. Lastly, this section also includes housing options for residents with special housing needs including options affordable to lower-incomes and assisted living facilities.

1. FINANCIAL RESOURCES
This section describes existing and potential resources for the development of affordable housing in the city.

Activities that these resources may be used for include but are not limited to the following: predevelopment, acquisition, construction, rehabilitation, conversion, and preservation.

Federal Programs
Low-Income Housing Tax Credits
Created by the 1986 Tax Reform Act, the Low-Income Housing Tax Credits (LIHTC) program has been used in combination with other resources to encourage the construction and rehabilitation of rental housing for lower-income households. The program provides investors an annual tax credit over a 10-year period, provided that the housing meets certain affordability requirements. The tax credit is typically sold to large investors at a REVISED 2023-2031 HOUSING ELEMENT - HCD SUBMITTAL DRAFT - FEBRUARY 14, 2025

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Community Development Block Grant and Home Investment Partnership The Community Development Block Grant (CDBG) and Home Investment Partnership (HOME) are federal grant programs directly allocated to jurisdictions based on population and certain demographic criteria. Pacifica does not meet the threshold criteria, but the County of San Mateo receives these funding resources on behalf of the whole county except Daly City, Redwood City, and South San Francisco, which are entitlement jurisdictions that receive their own allocations. These resources can be obtained to provide housing and related services in Pacifica through the County’s annual Notice of Funding Availability process.

San Mateo County Housing Authority
The Housing Authority of the County of San Mateo provides administration of a number of federal rental assistance programs to low-income households. The primary programs include Housing Choice Vouchers, Project-Based Vouchers, and Veterans Affairs Supportive Housing (VASH) vouchers in cooperation with Department of Veterans Affairs.

The following is a summary of available funding sources that can support affordable housing projects:

Federal Funding Summary
 Low-Income Housing Tax Credits (LIHTC).
 Community Development Block Grant (available via County Annual Notice of Funding AvailabilityNOFA).  HOME Investment Partnerships (HOME) Program (available via County Annual NOFA).  Housing Choice Vouchers (administered by San Mateo County Housing Authority).  Project‐Based Vouchers (Section 8) (administered by San Mateo County Housing Authority).  Veterans Affairs Supportive Housing (VASH) Vouchers (administered by San Mateo County Housing Authority).
 Community Reinvestment Act-requirement that private lenders provide funding to improve the local community.

State of California Programs
The State of California has several financial programs that creates rental and homeownership opportunities for Californians from all walks of life including veterans, seniors, young families starting out, people with disabilities, farmworkers, and individuals and families who are experiencing homelessness. Also included is funding that is used for housing related activities, which provide services to residents of low-income housing.  Affordable Housing and Sustainable Communities (AHSC)  California Housing Finance Agency (CalHFA) Single and Multi-Family Program  CalHome Program
 Project Homekey
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 Housing-Related Parks Grant
 Infill Infrastructure Grant (IIG)
 Local Housing Trust Fund (LHTF)
 Multi-Family Housing Program (MHP)
 No Place Like Home
 Section 811 Project Rental Assistance
 Golden State Acquisition Fund (GSAF)
 Housing for a Healthy California (HHC)
 National Housing Trust Fund (Federal funds allocated to the State)  Predevelopment Loan Program (PDLP)
 Permanent Location Housing Allocation (PLHA)
 State Low Income Tax Credits
The State also provides planning grants to support the development of housing through the Regional Early Action Planning (REAP) and Local Early Action Planning (LEAP) programs which support regional and local agency planning and policies to support development of housing.

Local Programs
Bay Area Housing Finance Agency
The Bay Area Housing Finance Authority (BAHFA), administered by the Metropolitan Transportation Commission (MTC) is the first regional housing finance authority in California. BAHFA has the potential to raise hundreds of millions of dollars to help address affordable housing and housing stability in the Bay Area.

The BAHFA will have the ability to issue municipal bonds to generate funds for use to finance 100 percent affordable housing construction along with other housing stabilization tools.

San Mateo County
The San Mateo County Affordable Housing Fund (AFH) was established in 2013 and is comprised of Measure K funds and other local and state housing funding sources. The County Department of Housing administers these funds and also works with the County’s Human Services Agency (HSA) to coordinate homelessness response through the HSA’s Center on Homelessness.

Housing Endowment and Regional Trust of San Mateo County The Housing Endowment and Regional Trust (HEART) of San Mateo County is a regional trust fund for affordable housing in San Mateo County. It has a revolving loan fund to provide financing for affordable housing developments usually in the form of short-term gap or predevelopment financing and provides down payment assistance for first time homeowners countywide.

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There is no local housing authority operating within Pacifica. The City has limited financial resources that in some instances may support housing programs. The primary source of funding for affordable housing development or preservation in the future is expected to be the city’s housing trust fund, which is funded by in-lieu housing payments as described below. The City adopted a Below Market Rate (inclusionary) program ordinance in April 2007. The ordinance includes an alternative allowing developers to make a payment “in lieu” of constructing an affordable unit. The in-lieu payment for each Below Market Rate unit (BMR) is required to reflect the estimated cost to provide the BMR unit.

Private For-Profit and Nonprofit Sources
Community Reinvestment Act
Several opportunities exist for partnership with local lenders via the Community Reinvestment Act (CRA).

Some lenders have assisted new construction projects in the form of construction loans and permanent financing.

Private Developers
For-profit developers also provide affordable units in larger-scale projects through the city’s Inclusionary Zoning requirements that requires at least 15 percent of units in market rate projects containing at least 8 units to be affordable to persons with lower incomes.

Nonprofit Housing Developers
The San Francisco Bay Area has a number of well qualified and experienced nonprofit housing developers, including Bridge Housing, Mercy Housing, and MidPen Housing who have built or operate affordable housing properties in Pacifica. There are several partnership opportunities with nonprofit developers that produce affordable units. Historically, affordable units have been sponsored by nonprofit developers and this trend will most likely continue since federal programs strongly encourage the use of nonprofit agencies for affordable housing production. The nonprofit housing corporations Listed below are agencies that have the ability to assist in preserving the Casa Pacifica project.
 Mercy Housing California | 1256 Market Street, San Francisco, CA 94102 | 415-355-7100 | mercyhousing.org
 Bridge Housing Corporation | 600 California Street #900, San Francisco, CA 94108 | 415-989-1111 | bridgehousing.com
 EAH Housing | 22 Pelican Way, San Rafael, CA 94901 | 415-258-1800 | eahhousing.org  MidPen Housing Corporation | 303 Vintage Park Drive #250, Foster City, CA 94404 | 650-356-2900 | midpenhousing.org
 Eden Housing Inc. | 22645 Grand Street, Hayward, CA 94541 | 510-582-1460 | edenhousing.org REVISED 2023-2031 HOUSING ELEMENT - HCD SUBMITTAL DRAFT - FEBRUARY 14, 2025

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Resources for Preservation of At-Risk Units
In addition to the resources already mentioned, the California Department of Housing and Community Development (HCD) has listed qualified entities that may be interested in participating in California's First Right of Refusal Program to preserve affordable units at-risk of conversion to market-rate. If an owner decides to terminate a subsidy contract or prepay the mortgage or sell or otherwise dispose of the assisted housing development, or if the owner has an assisted housing development in which there will be the expiration of rental restrictions, the owner must first give notice of the opportunity to offer to purchase to a list of qualified entities provided to the owner.

HCD has identified entities that may be interested in participating in California's First Right of Refusal Program in San Mateo County:
 ROEM Development Corporation
 Northern California Land Trust, Inc.
 Housing Corporation of America
 Mid‐Peninsula Housing Coalition
 Affordable Housing Foundation
 Alta Housing (previously Palo Alto Housing Corp)

2. HOUSING PROGRAMS AND SERVICES
Community Service Providers
Local service providers provide housing related support for residents who are seniors, low-income, at risk of homelessness, have disabilities or other special needs.  Pacifica Resource Center (County Core Service Agency, emergency and homeless assistance).  Puente De La Costa Sur (emergency rent/utilizes assistance).  HIP Housing: Human Investment Project (home sharing and self-sufficiency programs).  Mental Health Association of San Mateo County (housing and services provider).  Project Sentinel (housing discrimination investigations.  Housing Choices (developmental disabilities service provider).  Abilities United (developmental and physical disabilities service provider).  The Arc (developmental disabilities service and advocacy provider).  Community Gatepath of Northern California (developmental disabilities service provider).  Golden Gate Regional Center (GGRC) and Health Plan of San Mateo (HPSM).  West Bay Housing Corporation: (supportive housing for individuals with special housing needs).  San Mateo County Continuum of Care Steering Committee (CoC).  San Mateo County Human Services Agency (Working Together to End Homelessness:

SMCEndingHomelessness.org).

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 Safe Harbor ( 24-hour homeless shelter approximately 12 miles from Pacifica).  LifeMoves (24-hour number for the on-call caseworker serving the unhoused in San Mateo County).  Puente Clinic: Provides mental health services for developmentally disabled clients by bridging resources from San Mateo County Behavioral Health & Recovery Services (BHRS), Golden Gate Regional Center (GGRC) and Health Plan of San Mateo (HPSM).
 West Bay Housing Corporation: Provides affordable, community-based supportive housing for individuals with developmental disabilities and other people with special housing needs.

Pacifica Temporary Safe Parking Program
The Pacifica Temporary Safe Parking Program (TSPP) began on June 29, 2022. This program provides a permit for a period of 29 days to any unhoused person living in an eligible oversized vehicle (OSV) who enrolls in a program of services with the Pacifica Resource Center to transition to permanent housing. Permits are only assigned for the 13 dedicated TSPP spots and are required to be renewed on the day of expiration. The goal of TSPP is to develop a plan and support participants towards returning to permanent housing.

3. FAIR HOUSING ORGANIZATIONS
 Project Sentinel (housing discrimination and landlord/tenant support).  Legal Aid Society of San Mateo County (housing related legal support).  Community Legal Services in East Palo Alto (housing related legal support).

4. EXISTING HOUSING FOR LOWER INCOMES OR SPECIAL NEEDS
The following affordable housing properties are located in Pacifica:
 Pacifica Oaks Apartments – 750 Oddstad Boulevard (104 Senior Units). Constructed and managed by BRIDGE Housing, affordability restrictions are in place until 2068.  Casa Pacifica – 1060 Terra Nova Boulevard (101 Senior Units). Constructed and managed by Casa Pacifica Associates, rental subsidies through Section 8 which are typically renewed every five years.  Ocean View Senior Apartments – 555 Crespi Drive (100 Senior Units). BRIDGE Housing purchased and renovated this property from National Church Residences in 2015. Affordability restrictions in place until 2069.
 Oceana Terrace Senior Housing – 901 Oceana Boulevard (42 Senior Units). Developed and operated by Mercy Housing in partnership with the Good Shepherd Catholic Church. Affordability restrictions are in place until 2036.
 Lakeside Apartments, AKA Pacific Pines – 2590 Francisco Boulevard (10 Family Units). these units have affordability restrictions in place through 2058.
 Villages at Pacifica – 435 Gateway Drive (168 units). Income-restricted based on housing regulatory agreement.

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 168 Pacific Avenue (9-Unit Apartment Complex). MidPen acquired the property in 2016 in order help preserve naturally occurring affordable rents in Pacifica. A portion of the funding for this property comes from the San Mateo County Department of Housing’s Demonstration Program for Multi-Family Acquisition and Rehabilitation.

Senior Housing and Assisted Living Facilities
The following are senior and assisted living facilities located in the City of Pacifica:
 Pacifica Oaks Senior Apartments (104 Senior Units)
 Casa Pacifica (101 Senior Units)
 Ocean View Senior Apartments (100 Senior Units)
 Oceana Terrace Senior Housing (42 Senior Units)
 Pacifica Nursing and Rehab Center (Assisted Living) (68 Beds)  Linda Mar Rehabilitation (Assisted Living) (55 Beds)
 Marinol Senior Care I (Assisted Living) (6 Beds)
 Marinol Senior Care II (Assisted Living) (5 Beds)
 TLC Pacifica (Assisted Living) 16 Beds
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APPENDIX F: HOUSING SITES
February 6, 2025
A key component of the Housing Element is a projection of a jurisdiction’s housing supply. Government Code Section 65583.2 requires an inventory of land suitable for residential development that can be feasibly developed during the 2023-2031 period and is sufficient to provide for the regional housing need for all income levels.

The Housing Element is required to include an inventory of land suitable for residential development, including vacant sites and sites having potential for redevelopment, including analysis of the development capacity that can realistically be achieved for each site. The site inventory evaluates whether there are enough sites with appropriate zoning to meet the Regional Housing Needs Allocation (RHNA) goal. The analysis does not include the economic feasibility of specific sites, nor does it take into consideration the owner’s intended use of the land now or in the future. It does not dictate where residential development will actually occur, and the decision whether to develop any particular site always remains with the owner of the property, not the City.

1. STATE REQUIREMENTS
Assembly Bill (AB) 1397 includes specific criteria for assessing suitability of parcels to be included on the Sites List. The City adhered to this law and other applicable laws in the development of the Sites List.

This inventory is summarized in the Affordable Housing Inventory form (Sites List). The City of Pacifica’s RHNA for the eight-year period from 2023 to 2031 is 1,892 units. This allocation is further distributed by income levels based on the Area Median Income (AMI):
 Very low-income (less than 50 percent of AMI)
 Low-income (50-80 percent of AMI)
 Moderate-income (80-120 percent of AMI)
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TABLE F-1: CITY OF PACIFICA REGIONAL HOUSING NEED ALLOCATION Extremely
LowIncome
Very
LowIncome LowerIncome ModerateIncome
Above
ModerateIncome Total
New Housing Units 269 269 310 291 753 1,892
Note that in the Sites List, the extremely low-, very-low-, and lower-income groups are combined and represented as “lower-income” as a group.

Source: City of Pacifica,
Sites Used in Former Housing Elements
State Government Code section 65583.2. (c) requires special handling of sites that were used in previous Housing Elements and identified as suitable for Low- and Very Low-Income in Sites List for 6th RHNA cycle.

A program to rezone these sites to allow residential development “by right” is required in the following circumstances:
 Vacant sites identified in two or more consecutive past planning periods (4th and 5th RHNA cycles), and  Non-vacant sites identified in the prior period (5th RHNA cycle).

Pacifica has seven housing sites that were included in prior Housing Elements, of which only three are listed as lower income. One site is vacant but was not listed in both 4th and 5th cycles. Two non-vacant sites were listed in the 5th Cycle and therefore subject to the provisions of this law. They are the Sanchez Library at 1111 Terra Nova Boulevard and the retail parcels at Pacific Manor Shopping Center (excluding parking lots).

Residential developments on these sites that include at least 20% of the units affordable to lower-income households shall be allowed “By Right” which means the City shall not require a conditional use permit, a planned unit development permit, or other discretionary review as long as the project complies with zoning requirements, including objective design standards. If the site does not include at least 20% lower-income units, the “By Right” streamlined processing would not apply.

A program to rezone these sites must occur no later than three years from the start of the 6th RHNA planning period (2026) and is included in the program HE-I-1.

Replacement Housing
Sites that have or have had residential units, but where the units were vacated or demolished within the last five years, do not qualify as sites available to accommodate the RHNA unless replacement housing has been developed and the units are or were:
 Subject to recorded covenants restricting rents to lower income households;  Subject to rent control; or
 Occupied by very low- or low-income households,
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Replacement housing requirements must meet the same requirements as those in Density Bonus Law (§ 65915(c)(3), which apply to developers seeking a density bonus, incentives or concession after vacating or demolishing affordable or rent controlled units. No properties on the Sites List had residential units that were vacated or demolished within the last five years.

2. INFRASTRUCTURE
All sites identified for housing development are already served by utilities and infrastructure and infrastructure does not pose a constraint on development for the majority of the sites listed in the inventory. The North Coast County Water District (NCCWD) provides potable water within its district boundaries which are nearly identical to the Pacifica city limits. A 20-year master plan1 was prepared by NCCWD in February 2016 which included a water assessment for buildout of the 2040 General Plan based on Land Use Element assumptions. This assessment has determined that adequate water supplies exist to accommodate Pacifica’s water needs for the approximately 1,000 units assumed for the General Plan buildout at that time. Solid waste, recycling, and organics collection are managed through an agreement with Recology of the Coast and gas and electricity are provided by Pacific Gas and Electric (Peninsula Clean Energy, a community choice aggregation program, also provides electricity through PG&E’s distribution lines).

Wastewater conveyance and treatment is provided by the City of Pacifica. In August 2021, the City completed an update to the Collection System Master Plan.2
The Master Plan included modeling to identify capacity
deficiencies in the gravity sewer system. Four areas of deficiencies were found; however, none of the identified housing sites are affected.

Rainfall dependent infiltration/inflow (RDI&I) is a chronic issue that impacts the capacity of Pacifica’s sewer pump stations. Old sewer laterals play a significant role in RDI&I, and the City has a program to provide incentives for homeowners to replace substandard pipe. Since 2016, 367 grants have been made to homeowners to assist with the costs to replace sewer laterals to help mitigate this issue. According to the Pacifica Public Works Department, wet weather events in recent years have caused the capacity of the Rockaway Pump Station to be exceeded. However, it is anticipated that two rehabilitation and replacement (R&R) projects in the Vallemar and Rockaway Beach communities which have been included in the City’s adopted 2023-2028 Capital Improvement Plan will address this issue. The City commissioned an analysis to evaluate the effectiveness of these planned rehabilitation and replacement projects, and it concluded that sufficient capacity will be restored such that up to 200 additional multi-family units can be accommodated. A more detailed discussion of the analysis can be found in Appendix G: Constraints.

3. ENVIRONMENTAL CONDITIONS
The eastern borders of the city consist of hilly regions, much of which are preserved as open space and dedicated parklands that are not available for development (approximately 40% of the city’s land area). The city is also bounded by the Pacific Ocean. All areas west of Coast Highway and a small area east of the Coast Highway are included in the California Coastal Zone. Many of these areas are vulnerable to erosion, flooding, 1 North Coast County Water District, 20-Year Long-Term Water Master Plan, Stetson Engineers Inc., February 2016. https://www.nccwd.com/projects/20-year-master-plan.html 2 City of Pacifica. Collection System Master Plan Update, August 2021. Woodward and Curran.

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4. PLANNED AND APPROVED PROJECTS
A number of housing units have been approved by the City of Pacifica that are under construction or soon to be constructed. Government Code Section 65588(f)(2) allows projects that have been approved, permitted, or received a certificate of occupancy from June 30, 2022, through December 15, 2030, to be credited toward meeting the RHNA allocation based on the actual affordability and unit count of the development. There are also a number of residential planning applications that have been submitted, pending approvals that are highly likely to be approved. While the City is not obligated to approve a project on a housing site, proposed projects demonstrate the City’s capacity to accommodate new housing. Table F-2 shows both the planned and approved housing units in Pacifica. After further review of the projects listed in Table F-2, the City reevaluated each individual project and documented the rationale that justifies the likelihood for these projects to be developed.

As the City reviewed each project timeline, some projects were removed as they were not found to be the strongest of candidates.

Thirty-two units have been completed since June 2022, as indicated by “BP Finaled” in Table F-2 below. The 12 projects, totaling 68 dwelling units, that show a building permit number are either in building permit plan review, under construction, or in the final stages of inspections before receiving a Building Permit Final. All projects with building permits issued, in building permit plan review, or inspection phase are assumed to be constructed or under construction early in the Housing Element planning period since they are active projects.

Ten single family/duplex units show expired building permits. Most of the expirations occurred during the Covid 19 slowdown in 2020 and 2021. Based on historical experience, expired permits are routinely reinstated based on owner requests and updated submittals, so they are considered likely to be completed.

Five projects consisting of 75 dwelling units have obtained planning approvals and are in the process of submitting building permits. The time between planning entitlements and obtaining building permits can take many months as working drawings are drafted and subsequent plan checks are performed. These projects are assumed to commence construction during the early part of the Housing Element planning period. Upon further analysis and recent contact with the applicants, the data supports that these projects will be constructed.

The data collected for each project that received planning entitlements and in the process of submitting for building permits are further explained in the “Additional Details” column of Table F-2 below.

There are six planning applications for 32 dwelling units that have been submitted and are in the planning entitlement review phase. Preliminary review of the projects indicates that they substantially comply with City requirements but are still in process of finalizing submittals or in the CEQA preparation process. Applications that have been submitted but do not conform with City General Plan or zoning requirements are not listed.

These total 217 dwelling units, of which 52 will be affordable to lower-income, eight affordable to moderateincome, and the rest will be market rate. The affordable units are governed by Affordability Agreements.

REVISED 2023-2031 HOUSING ELEMENT - HCD SUBMITTAL DRAFT - FEBRUARY 14, 2025

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Packet Pg. 441 Attachment: Exhibit B to the Resolution. Draft Revised 2023-2031 Housing Element + Attachments (5882 : Adoption of the Revised 2023-2031 PACIFICA 2023-2031 HOUSING ELEMENT F-5
TABLE F-2: PLANNED AND APPROVED HOUSING UNITS
Address
Assessor
Parcel
Number Site Status
LowerIncomeModerateIncome
Above
Moderat
eIncome Total
Units
Additional
Details
1693 Higgins
Way 023-341-080 Active Planning App 4 4 Active Application 501 Santa Cruz
Terrace
022-052-
170,180,190,25
0 Active Planning App 1 1 Active
Application
TBD Athenian
Way 023-021-080 Active Planning App 1 1
Active
Application
TBD Olympian 023-037-030 Active Planning App 2 2
Active
Application
410 Farallon 009-111-230 Active Planning App 1 1
Active
Application
2251 Oceana
Blvd 016-242-090 Active Planning App 4 4
Active
Application
570 Crespi Dr 022-162-310
Approved Planning
Project - Appealed, now
CEQA underway
2 1 16 19
Preparing CEQA,
5/21/2024
327 Beaumont
Blvd 009-037-470
Approved Planning
Project, Pending BP
Submittal
1 1
PC approved
4/29/2024
505 San Pedro
Ave 023-072-010
Approved Planning
Project; Pending BP
Submittal
2 2
Owner
expressed
interest during
pursuit of
litigation
930 Oddstad
Blvd 023-672-600
Approved Planning
Project; Pending BP
Submittal
6 5 59 70
Final steps of
Development
Agreement
1343 Livingston
Ave 023-017-230
Approved Planning
Project; Pending BP
Submittal
1 1
Pending BP
Submittals
TBD Talbot
Ave 016-270-110
Approved Planning
Project; Pending BP
Submittal
1 1
Applicant
interested in
pursuing
extension
request
131 Brighton Rd 016-301-060 BP 2023-00761 BP Permit
Ready To Be Issued 1 1
Offered
assistance to
proceed with BP
issuance
243 Sterling Ave 023-019-320 BP 2022-00122 BP Permit
Ready to Be Issued 1 1
Awaiting
payment of fees
710 Prairie
Creek Dr 022-370-220 BP 2020-01190 BP Permit Issued 1 1 Staff receives
periodic updates
from applicant
on progress
REVISED 2023-2031 HOUSING ELEMENT - HCD SUBMITTAL DRAFT - FEBRUARY 14, 2025

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Packet Pg. 442 Attachment: Exhibit B to the Resolution. Draft Revised 2023-2031 Housing Element + Attachments (5882 : Adoption of the Revised 2023-2031 F-6 PACIFICA 2023-2031 HOUSING ELEMENT FEBRUARY 6, 2025 TABLE F-2: PLANNED AND APPROVED HOUSING UNITS
Address
Assessor
Parcel
Number Site Status
LowerIncomeModerateIncome
Above
Moderat
eIncome Total
Units
Additional
Details
1335 Adobe Dr 023-222-080 B2022-00516 BP Plan
Review 7 7
Continued
progress on BP
requirements
and CC&R
Review
TBD Clarendon
Rd 016-355-200 B2024-00195 BP Plan Review 1 1 Under Plan Review 2105 Beach
Blvd 016-182-010 BP 2017-00383 BP Plan Review 2 2
Under Plan
Review
Lots 4-12
Oddstad Way 022-056-080 BP 2021-00160 BP Plan Review 1 1 Under
Construction
801 Fassler Ave 022-083-060,
022-083-040
BP 53814-21 BP
Inspection 2 2 20 24
Under
Construction
435-463
Gateway Dr
009-540-160,
009-540-170
BP 55174-22 BP
Inspection 22 22 Under Construction
1300 Danmann
Ave 023-013-010 BP 55652-22 BP Inspection 6 6 Under Construction 5 Ohlone Dr 022-150-470;
016-0182-390
BP 57370-22 BP
Inspection 1 1
Under
Construction
389 Buckingham
Way 016-304-140 BP 53530-21 BP Inspection 1 1
Under
Construction
924 Corona Dr 022-222-090 BP 47660-17 BP Finaled 1 1 Complete 300 Coral Ridge
Dr 009-037-430 BP 49113-18 BP Finaled 1 1 Complete
510 San Pedro
Ave 023-073-200 BP 49802-18 BP Finaled 1 1 Complete
170 Winona
Ave 018-053-050 BP 51704-19 BP Finaled 1 1 Complete
21 Ohlone Ct 022-150-030 BP 51891-19 BP Finaled 1 1 Complete 1016 Escalero
Ave 022-244-060 BP 52754-20 BP Finaled 1 1 Complete
277 Kent Rd 023-013-030 BP 53875-21 BP Finaled 1 1 Complete 44 Salada Ave 016-050-400 BP 53875-21 BP Finaled 1 1 Complete 1667 Higgins
Way 023-341-210 BP 54253-21 BP Finaled 1 1 Complete
884 Montezuma
Dr 023-123-100 BP 54425-21 BP Finaled 1 1 Complete
407-443
Gateway Dr
009-540-110,
120, 130, 140 BP 54579-21 BP Finaled 20 20 Complete
110 Paradise Dr 009-605-010 BP 54692-21 BP Finaled 1 1 Complete REVISED 2023-2031 HOUSING ELEMENT - HCD SUBMITTAL DRAFT - FEBRUARY 14, 2025

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Packet Pg. 443 Attachment: Exhibit B to the Resolution. Draft Revised 2023-2031 Housing Element + Attachments (5882 : Adoption of the Revised 2023-2031 PACIFICA 2023-2031 HOUSING ELEMENT F-7
TABLE F-2: PLANNED AND APPROVED HOUSING UNITS
Address
Assessor
Parcel
Number Site Status
LowerIncomeModerateIncome
Above
Moderat
eIncome Total
Units
Additional
Details
430 Monterey
Rd 009-124-200 BP 54762-21 BP Finaled 1 1 Complete
110 Blackburn
Terrace 023-032-210 BP Expired 1 1
Awaiting
reinstatement
333 Brighton Rd 016-351-030 BP Expired 1 1
Awaiting
reinstatement
1120 Sheila
Way 023-640-020 BP Expired 1 1
Awaiting
reinstatement
211 Olympian 023-038-350 BP Expired 2 2 Awaiting
reinstatement
1512 Valdez
Way 023-422-170 BP Expired 1 1
Awaiting
reinstatement
1165 Manzanita
Dr 023-461-210 BP Expired 1 1
Awaiting
reinstatement
1416 Flores Dr 023-064-010 BP Expired 1 1
Awaiting
reinstatement
255 Reichling
Ave 018-074-060 BP Expired 1 1
Awaiting
reinstatement
120 Birch Ln 016-294-530 BP Expired 1 1
Awaiting
reinstatement
Approved
Project Total 52 8 157 217
Note: BP =Building Permit
Source: City of Pacifica

5. ACCESSORY DWELLING UNITS
Accessory dwelling units (ADUs) are a housing type that can meet the needs of middle- and lower-income individuals and households. Based on increased documentation and State guidance, jurisdictions are allowed to count projected development of ADUs based on prior year production averages. As outlined in Table F-3, the City has issued an average of 23.4 building permits for ADUs annually since 2018 up through September 2022.

Consistent with this five-year average, the Sites List includes a projection of 23.4 new ADUs annually, resulting in 187 new ADUs over the eight-year cycle. The City believes this is conservative since legislative changes to facilitate construction occurred in 2017, and the trend has been increasing each year as other revisions have been enacted to eliminate barriers to construct ADU’s (the three-year average from 2020 through 2022 was

32.7 ADUs per year, a roughly 40% increase). This trend is further supported by Pacifica’s proactive efforts to assist the creation of ADU’s. In 2020, Pacifica joined the “Bright in Your Own Backyard” program administered by Hello Housing, a local nonprofit, which provides a One Stop Shop providing information and advice to homeowners who are interested in adding ADU’s to their homes. “Symbium Build,” an online tool that provides owners with ADU feasibility information such as site-specific zoning, was launched to further assist owners to evaluate the suitability of their property for ADU construction.

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Packet Pg. 444 Attachment: Exhibit B to the Resolution. Draft Revised 2023-2031 Housing Element + Attachments (5882 : Adoption of the Revised 2023-2031 F-8 PACIFICA 2023-2031 HOUSING ELEMENT FEBRUARY 6, 2025 TABLE F-3: PACIFICA ANNUAL ADU PERMIT DATA
2018 2019 2020 2021 2022
5-Year
Average
Permitted ADUs 8 11 25 37 32 22.6
Source: City of Pacifica.

A study conducted by the Association of Bay Area Governments (ABAG) in September 2021 found that ADUs are rented at a variety of rates and often meet lower-income affordability requirements based on the incomes of the occupants and/or their rental rates. Based on these findings, local jurisdictions are justified in using certain percentages to meet their affordable housing allocations. The study’s recommended affordability breakdown by income group that a Bay Area jurisdiction can use for ADUs, which is noted as being conservative, is 30 percent very-low-, 30 percent low-, 30 percent moderate- and 10 percent above moderateincome. Thus, the Sites List uses the affordability mix of 60 percent very-low- and low- combined, 30 percent moderate-, and 10 percent above moderate-income to estimate ADU affordability in Pacifica.

6. LAND CAPACITY IN RESIDENTIAL ZONING DISTRICTS
The City of Pacifica consists primarily of residential homes, 72 percent of the dwelling units in the city are single-family homes. The eastern borders of the city consist of hilly regions, much of which are preserved as open space and dedicated parklands that are not available for development. Approximately 40 percent of the City’s land area is publicly owned open space area. The city is also bounded by the Pacific Ocean and many sections of the coastline are considered vulnerable to erosion, flooding, and sea level rising and therefore also not appropriate for dense new housing development.

Zoned Versus Realistic Capacity
When establishing the realistic unit capacity for parcels on the Sites List, the jurisdiction must consider current development trends of existing or approved residential developments at a similar affordability level in that jurisdiction, as well as the cumulative impact of standards such as maximum lot coverage, height, open space, parking, and floor area ratios (FARs). Table F-4 shows the multi-family developments (five units or more) approved by the City from 2015-2022. The average density of Dwelling Units per Acre (DU/A) as a percent of the maximum allowed by the zoning code is 81 percent. Therefore, this percentage will be used to estimate the realistic density for future multi-family development on sites in Pacifica.

Existing Residential Capacity
In order to identify appropriate sites for inclusion on the RHNA Sites List, parcels that currently allow residential were first evaluated based on the City’s 2040 General Plan adopted in July 2022. The City’s residential zones include a range of densities from Very Low Density Residential (VLDR) at 2 DU/A to High Density Residential Density (HDR) at 21 DU/A. Sites that are greater than 0.5 acres in HDR are allowed to be built at 30 DU/A. In addition, Mixed-Use Neighborhood (MUN) and Mixed-Use Center (MUC) land use designations allow residential at 30 DU/A (for sites 0.5 acre or larger) and 50 DU/A, respectively.

REVISED 2023-2031 HOUSING ELEMENT - HCD SUBMITTAL DRAFT - FEBRUARY 14, 2025

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Packet Pg. 445 Attachment: Exhibit B to the Resolution. Draft Revised 2023-2031 Housing Element + Attachments (5882 : Adoption of the Revised 2023-2031 PACIFICA 2023-2031 HOUSING ELEMENT F-9
TABLE F-4: ACTUAL APPROVED DENSITIES 2015-2022
Year
Project
Address
Comme
rcial
Space
GP
Designa
tion
Site
Size in
Acres
Max
DU/A
Density
Allowed
No.

Units
Approv
ed
DU/A
Density
Approv
ed
Percent
of
Allowab
le Max
Density
Afforda
ble
Units* Notes
2018 801 Fassler Ave N/A
Open
Space/
LDR

11.21 9 24 2.14 24% L-2
M-2
Hilly site in SF
neighborhood
2020 Monterey Rd &
Hickey Blvd N/A LDR 1.22 9 8 6.57 73% N/A Hilly site in SF neighborhood 2015 15 & 29
Montecito Ave N/A HDR .26 21 5 19.4 92% N/A
2 small lots
located in SF
(Coastal
Zone)
2019 1335 Adobe Dr N/A HDR .43 21 7 16.26 77% N/A
Infill site in SF
neighborhood
(Coastal
Zone)
2019 1567 Beach Blvd N/A HDR .45 21 7 15.66 75% N/A Infill site in SF neighborhood
2015 Monterey Rd &
Waterford St 1,613 sf MixedUse .22 22 5 22.7 103% N/A
Owner
maximized
small lot
2020 340 Waterford
St 1,324 sf MixedUse .22 22 5 22.75 103% N/A
Owner
maximized
small lot
2020 1300 Danmann
Ave 3,050 sf Commercial .33 22 6 17.96 82% N/A
Infill site in SF
neighborhood
(Coastal
Zone)
2022
570 Crespi Dr,
portion of
540 Crespi Dr
3,165 sf Commer
cial .84 22 19 22.68 103% N/A Owner maximized lot
Average 81%
*L=Low Income, M= Moderate Income
Source: City of Pacifica
Single-Family (1-4 Units). A City survey of vacant residential sites was conducted. Vacant parcels in singlefamily subdivisions zoned VLDR and LDR are scattered citywide and generally sized 2,000 to 5,000 square feet (less than 0.10 acre). The passage of Senate Bill (SB) 9 and SB 10 which became effective in January 2022, allows certain lot splits and the construction of 1-4 units by right in single-family neighborhoods. There have been six SB 9 applications to request approval of two-residential unit projects and/or urban lot splits on singlefamily parcels, indicating interest in utilizing these laws to increase capacity in single-family zoning districts.

However, due to the newness of the legislation, it is difficult to project how many units can be built during the Housing Element planning period. Therefore, to be conservative, these small single-family parcels are not included in the Sites List.

REVISED 2023-2031 HOUSING ELEMENT - HCD SUBMITTAL DRAFT - FEBRUARY 14, 2025

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Packet Pg. 446 Attachment: Exhibit B to the Resolution. Draft Revised 2023-2031 Housing Element + Attachments (5882 : Adoption of the Revised 2023-2031 F-10 PACIFICA 2023-2031 HOUSING ELEMENT FEBRUARY 6, 2025 Multi-Family or Mixed-Use (5+ Units). A number of sites in Pacifica that are zoned or have a land use designation that allows multi-family or mixed-use development were evaluated. For each site, the maximum density was calculated based on its land use designation and size of the parcel. Then each site was adjusted to its realistic capacity using 81 percent, based on historical averages as described above in Table F-4. Downward adjustments were further made to address physical constraints.

The following sites are summarized in Table F-5.
 Talbot Avenue/Goodman Road (Sites Map Site #6). A single owner owns ten adjacent parcels for a total of 0.9 acres zoned HDR in the Sharp Park Specific Plan, which is surrounded by existing multi-family units. The sites have ocean and open space views which are desirable for market rate housing. An adjacent City-owned parcel and easement for an unbuilt road could add an estimated extra 0.33 acres to this site. A conservative estimate of 21 above-moderate units is used based on existing density and merger of the owner’s parcels..
 Santa Maria Avenue/Palmetto Avenue (Sites Map Site #3). This is a small vacant parcel zoned MixedUse Neighborhood in the Sharp Park Specific Plan, which allows 26 DU/A. It is identified as an Opportunity Site in the Sharp Park Specific Plan and has good walkability to services and beaches. Due to its size, it can accommodate eight above moderate units in a mixed-use development.  Crespi Mini Storage, 610 Crespi Drive (Sites Map Site #15). The existing use of this flat 1.37 acres is one-story storage buildings and surface parking. There are several self-storage facilities in Pacifica and this one is older and has an inefficient site layout for storage. It is designated MUC in the General Plan which anticipated residential being provided here at 50 DU/A. The MUC designation can accommodate 55 moderate income units, and requires redevelopment of the site to be mixed-use (see HE-I-1, HE-I-2).  US Bank, 1655 Oceana Boulevard (Sites Map Site #33).This 0.35-acre site has the land use designation MUC and is included as an opportunity site in the Sharp Park Specific plan that anticipates redevelopment of this underutilized site. The one-story building is over 40 years old and covers less than half the site, which are indicators of underutilization that may incentivize redevelopment. This site. which is located near local retail, services, and Sam Trans routes. could accommodate 14 above market units.

 St. Peter Catholic Church, 700 Oddstad Boulevard (Sites Map Site #37). This is a large site consisting of a church and related buildings, surface parking and open space totaling 8.1 acres. There is sufficient open space to allow the addition of residential on 1 acre and leave the remaining church uses in place. The A (Agriculture) zoning of the site supports this as a farmworker housing site. In addition, the site’s Open Space/Agriculture/Residential (OSAR) land use designation in the General Plan exempts farmworker housing from maximum density limits. While there is little demonstrated need for farmworker housing in Pacifica due to limited active agricultural activity, farmworker housing is in high need in nearby Half Moon Bay and elsewhere along the coastside in unincorporated San Mateo County. The Good Shepherd Catholic Church in Pacifica built affordable senior housing on its site in 1995, so there is a history of housing development by the archdiocese that controls land uses of church sites. The site is well located close to neighborhood grocery and retail, parks and open space, community library and along a Sam Trans route.

It is served by high performing schools.

REVISED 2023-2031 HOUSING ELEMENT - HCD SUBMITTAL DRAFT - FEBRUARY 14, 2025

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Packet Pg. 447 Attachment: Exhibit B to the Resolution. Draft Revised 2023-2031 Housing Element + Attachments (5882 : Adoption of the Revised 2023-2031 PACIFICA 2023-2031 HOUSING ELEMENT F-11
TABLE F-5: EXISTING RESIDENTIAL CAPACITY
Site #
on
Sites
Map
Address/
Intersection APN
Gener
al Plan
Land
Use
Maxim
um
Densit
y
(DU/A)
Parcel
Size
(Acres
)
Allowe
d
Maxim
um
Realist
ic
Capaci
ty
(81%)
Lower
-
Incom
e
Moder
ateIncom
e
Above
Moder
ateIncom
e
Total
Capaci
ty
3 Santa Maria
Ave/
Palmetto Ave
016-032-310 MUN 26 0.36 9 8 0 0 8 8
6 Talbot Ave/
Goodman Rd
016-232-080,
016-232-090,
016-232-100,
016-232-110,
016-232-120,
016-232-140,
016-252-140,
016-252-150,
016-252-160,
016-252-170
HDR 30 0.9 27 22 0 21 0 21
15 610 Crespi 022-162-350,
380 MUC 50 1.37 69 56 0 55 0 55
33 1655 Oceana
Blvd 016-220-150 MUC 50 0.35 18 15 0 0 14 14
37 700 Oddstad 023-450-100 AG N/A 8.12 N/A N/A 24 0 0 24 Multi-Family Vacant
Residential Subtotal 24 76 22 122
Source: City of Pacifica

7. LAND CAPACITY FOR SITES THAT NEED REZONING
Pacifica has a number of housing opportunities on underutilized sites, most of which require rezoning in order to encourage residential development. The following discussion assumes that programs and policies to revise current zoning requirements are adopted to allow residential and or increase density for housing, simplify the development process, utilize publicly owned lands, and comply with new State laws. These actions are included in the following Housing Element Programs:
 HE-I-1. General Plan and Zoning Amendments to Achieve RHNA  HE-I-2. Zoning Modernization and Streamlining
 HE-I-3. Public Land Master Planning and Implementation  HE-I-9. Housing for Extremely Low-Income, Special, and Disproportionate Needs  HE-I-14. State and Federal Law Conformance
REVISED 2023-2031 HOUSING ELEMENT - HCD SUBMITTAL DRAFT - FEBRUARY 14, 2025

7.b
Packet Pg. 448 Attachment: Exhibit B to the Resolution. Draft Revised 2023-2031 Housing Element + Attachments (5882 : Adoption of the Revised 2023-2031 F-12 PACIFICA 2023-2031 HOUSING ELEMENT FEBRUARY 6, 2025 In all cases the proposed new base density is adjusted by 81 percent to calculate a realistic potential based on historical development patterns as shown in Table F-4.

Vacant Sites
In addition to the residential zoned sites described above, a number of vacant sites will be rezoned to increase density or allow residential development on parcels currently zoned for commercial or mixed uses. These sites will provide significant capacity to meet the RHNA Lower Income target. Government Code 65583.2(g)(2) requires cities to evaluate the capacity of vacant sites to accommodate the Lower Income RHNA to determine if more than 50 percent of the Lower Income RHNA is on
non-vacant sites. The total number of Lower Income units on vacant sites is shown in Table F-6. To evaluate this requirement, the total of Lower-Income units expected
from ADU’s is added to the Lower-Income units on
vacant sites. Pacifica can accommodate 84 percent of its Lower-Income RHNA on vacant sites and ADU
projections, leaving 16 percent of Lower-Income RHNA
accommodated on non-vacant sites. Individual site details are shown in Tables F-11 and F-12 at the end of this
section.
 751 Oceana Boulevard (Sites Map Site #2). The owner initially proposed two hotels on two vacant parcels totaling 4.98 acres directly adjacent to Coast Highway. The owner is now proposing a mixed use of hotel and 80 units of market rate housing at the rear portion of the site which includes six lower-income units and six moderate-income units to meet the City’s inclusionary requirement. The current maximum density on the residential parcel (2.5 acres) is 75 units, so this site will be included on the Sites List that need to be rezoned (see Table F-11) A formal planning application has been submitted and is currently under review .
 Coast Highway, northside of former lumber yard (Sites Map Site #11). This site consists of two parcels owned by the same person and is located just north of the existing lumberyard located at 4275 Coast Highway. Owner has previously expressed to staff a general interest in increasing the development potential of the land. This 1.43-acre site is mostly flat, has good transportation access and is prime for development of housing targeted to lower income. One of the parcels is less than 0.5-acre, (0.31-acre), but the adjacency to the main parcel and the same ownership allow this to be considered one site for RHNA purposes. A lot merger during the planning process will be required, which is not considered to be a barrier to redevelopment. This site will be able to accommodate 69 lower income units upon rezoning to 60 DU/A), and is close to high performing schools, grocery shopping, beach access and open space, and is located on a major SamTrans route.
 Coast Highway, between 4300-4400 Coast Highway (Sites Map Site #12). This site was recently transferred from Caltrans to a private owner. It measures 3.5 acres and is slightly sloped throughout. During the General Plan update process, the owner submitted a letter requesting to change the zoning of this site to MUN to accommodate residential uses, indicating their interest in residential development at this location. This site is recommended to be rezoned to accommodate 60 DU/A. This site will have capacity TABLE F-6: LOWER INCOME UNITS
Lower Income RHNA 848
Lower ADU Projections 112
Lower Vacant Sites 598
Total 710
Total as % of RHNA 84%
Source: City of Pacifica.

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Packet Pg. 449 Attachment: Exhibit B to the Resolution. Draft Revised 2023-2031 Housing Element + Attachments (5882 : Adoption of the Revised 2023-2031 PACIFICA 2023-2031 HOUSING ELEMENT F-13
to accommodate 169 lower-income units, is close to high performing schools, grocery shopping, beach access and open space, and is located on a major SamTrans route.  Park Mall Vacant Site (Sites Map Site # 16A). This is a former gas station which is currently vacant.

The site was remediated and achieved site cleanup clearance in 2002, so it is available for development and the owner has approached the City with the desire to build residential. It is 0.41 acres so with upzoning it can accommodate 17 moderate units. It is included in the Sites List as a stand-alone project but has the potential to be combined with adjacent underutilized parcels at the Park Mall retail/parking lot for a larger mixed income residential project.
 Coast Highway, northside of Lutheran Church (Sites Map Site #38). The owner of two parcels measuring 1.26 acres has provided City with written requests to include this land on the Sites List for residential development. One parcel, only measures 0.06 acres, encompasses the corner tip of the main parcel, so this is considered one site for planning purposes. During the planning process, a lot merger will be required, which is not considered a constraint for approvals. The proposed rezoning to accommodate 60 DU/A will make the site suitable for 61 lower-income units since it is close to high performing schools, grocery shopping, beach access and open space, and is located on a major SamTrans route.  Rear of Site 38 (Sites Map #I). This vacant site is located to the rear of Site #38 and controlled by the same owner that has expressed interest in residential development.. Although it has hilly sections, the amenities are the same. These sites could be developed together or separately. For Sites List purposes this site, which measures 1.5 acres, is listed separately and has the capacity for 73 low income units upon rezoning to accommodate 60 DU/A.
 340 Waterford (Sites Map #D). This small site measures 0.2 acres and can accommodate six above moderate units. There is owner interest in developing this site since a planning application was approved in the past for a mixed use project. It is located in an established neighborhood, close to neighborhood retail, high preforming schools, Sam Trans routes and beach and open space access.

Public and Semi-Public Sites
Several sites owned by public agencies and religious organizations in Pacifica have potential to accommodate housing.

City-Owned Sites
City-owned housing sites provide unique opportunities to maximize the affordability of new housing. This is especially important when considering how to accomplish development of housing for ELI individuals and families. Development of ELI housing is challenging given the lower financial return to developers. Without appropriate incentives, developers typically target affordable units to very-low- or low-income categories.

When it owns a development site, the City may offer additional incentives if a development proposal satisfies a special housing need or a special affordable housing need. The City’s leverage may include an appropriate array of development incentives, contributions from the housing trust fund, fee waivers, or other incentives.

In order to utilize City owned sites for housing, the City must comply with the provisions of the Surplus Lands Act (SLA), which encourages the development of affordable housing on surplus public lands. The City’s intent to follow the provisions of SLA is identified in Program HE-I-1 REVISED 2023-2031 HOUSING ELEMENT - HCD SUBMITTAL DRAFT - FEBRUARY 14, 2025

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Packet Pg. 450 Attachment: Exhibit B to the Resolution. Draft Revised 2023-2031 Housing Element + Attachments (5882 : Adoption of the Revised 2023-2031 F-14 PACIFICA 2023-2031 HOUSING ELEMENT FEBRUARY 6, 2025  Public Works Corporation Yard, 155 Milagra Drive (Sites Map Site #20). Discussions are underway with the Pacifica School District to collaborate on a property swap between the existing school district administration site at 375 Reina Del Mar and the City’s Corporation Yard. The Corporation Yard site is located along Coast Highway, providing a better location for the School District offices that can be developed as a mixed-use project including residential units over offices space. The site is about 0.8 acres and is flat; however, a major storm drain line runs through the site and will need to be addressed in the site design phase. Pacifica City Council approved a preliminary concept that the Corporation Yard site could be suitable for a 100 percent affordable residential development and directed staff to continue working with the School District on feasibility. The School District Board has agreed to pursue a “Fit Study” as the next step of due diligence. The site is targeted to Lower Income and consists of three parcels, two of which are less than .5 acre. However, this site is not considered a “small” site since the parcels are contiguous and the total area will be redeveloped in the future by public agencies. The site is located near grocery shopping, beach access, and major SamTrans bus routes (see HE-I -1, HE I-3, HE I-9, HE I-14).  Sanchez Art Center, 1220 Linda Mar Boulevard (Sites Map Site #23). This 8.8-acre site consists of a former school that houses the Sanchez Art Center, a theater, and ball fields. Keeping the playing fields in place, preserving the creek setback area, and redeveloping the existing buildings on 4 acres could accommodate mixed-use development incorporating the Art Center and adding 130 lower-income residential units. It is located along a Sam Trans bus route and is close to parkland, a community center and served by high performing schools. It is zoned for agricultural land use, so is suitable for public sponsored farmworker housing, which is an allowed use in this zone (see HE-I-1, HE-I-3, HE I-9, HEI-14).  Sanchez Library, 1111 Terra Nova Boulevard (Sites Map Site #24). This site is 2.86 acres and houses the neighborhood serving library, surface parking and open space. Keeping the library and creek setbacks in place results in 1.6 acres available to add 65 lower-income residential units to create a mixed-use site. A City evaluation report has determined that an expansion of the library footprint is not needed at this location although the City is in the process of adding a library vending machine to expand services.

Therefore, the existing footprint can be sufficient to keep current library services intact to the neighborhood and allow additional development for residential on this site. It was listed as a site in the prior RHNA 5th Cycle Housing Element so will be eligible for by-right streamline approvals with a minimum of 20 percent Lower-Income units. It is located close to grocery shopping and neighborhood retail, community library, Sam Trans bus route and served by high performing schools (see HE-I-1, HE-I -3, HE I-9, HE-I -14).

School District Sites
Both the Pacifica School District (PSD) and Jefferson Union High School District (JUHSD), which operates high schools in Pacifica and Daly City, have experience in developing vacant district owned property for residential uses. The City has a strong track record allowing residential on property owned by School Districts.

In the past, both Crespi and Westview elementary schools were closed and redeveloped as housing, and vacant land at the Oddstad Elementary school has received approvals through the entitlement process for 70 units.

Although there are no current public discussions of further school district site development, these agencies own large parcels in key locations in Pacifica. AB 2295, passed in 2022, will allow school districts to develop housing on their properties regardless of local zoning designations if certain criteria are met from January 2024 to January 2033 (see HE-I-1, HE-I-2, HE-I-3, HE I-14).

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 Terra Nova High School, 1450 Terra Nova Boulevard (Sites Map Site #22). The Terra Nova High School campus is over 43 acres and consists of school buildings, playing fields and parking lots, with a total lot coverage ratio of 8%. A vacant parcel that measures over 5 acres is just west of the developed campus property which could be used for 129 mixed income housing units leaving existing uses intact. Due to its hilliness at the rear and one side of the parcel, about 4 acres are flat and prime for development. The site is located close to retail and community amenities and served by Sam Trans bus route and high performing schools.
 Oceana High School, 401 Paloma Avenue (Sites Map Site #21). The Oceana High School campus consists of 51 acres including school buildings, playing fields, parking lots, and undeveloped open space nestled against hills with sweeping views of the Pacific Ocean with a total lot coverage ratio of 8%. About

5.5 acres of undeveloped, relatively flat land exists along Paloma Avenue, that can accommodate 178 mixed income housing units, leaving the existing campus intact. The site is served by neighborhood retail, access to open space, and Sam Trans bus routes.

State Owned Sites
Three vacant sites in Pacifica are owned by Caltrans and the State of California which have not been declared surplus by the State but are suitable for affordable housing. These sites will be rezoned to accommodate 40-60 DU/A to accommodate lower-income households in 2024, see program HE-I-1. Staff at Caltrans provided information on the process to “decertify” sites, which allows a public agency to acquire the land to be used for a public purpose, such as affordable housing. First, an initial deposit of funds is provided to Caltrans to conduct a site review. If the site is cleared for decertification, an excess land parcel will be created and appraised. The City of Pacifica will need to pass a resolution stating that the excess land parcel will be used for the public purpose (and the deed may be restricted for such a public purpose). The parties then enter into a purchase agreement which needs to be approved by the California Transportation Commission. The process typically takes 18 to 24 months. The City will seek decertification of the following sites. This commitment will also include identification of alternative sites after the third year if these required actions do not occur as intended (see HE-I-1, HE-I-2, HE-I-3, HE I-9, HE I-14).
 Caltrans Right-of-Way (ROW), Skyline Boulevard (Sites Map Site #25). Caltrans owns a ROW strip of approximately 20 acres along Skyline Boulevard from Hickey Boulevard to Glencourt Way. The northern 5-acre portion of this site is adjacent to an existing affordable housing project. A residential developer has contacted staff, indicating interest in starting the decertification process with Caltrans to construct affordable housing in this location. It has capacity to accommodate 165 lower-income units and is served by Sam Trans, local retail including grocery stores, neighborhood park, and high performing schools.
 Caltrans ROW, Coast Highway/Linda Mar Boulevard (Sites Map Site #18)). This site is currently a Park and Ride surface parking lot. Assuming that half the site is retained for parking, the other half has the capacity for 53 lower-income units and is across the street from neighborhood grocery and retail, close to beach access and open space, and served by high performing schools and several Sam Trans bus routes.  Skyline Water Tank (Site# G). This site is 4.46 acres of vacant land surrounding a water tank on State owned land along Skyline Boulevard. It is assumed that the water tank remains, and that about one-third of the site is developed into 55 lower-income units. The site is relatively flat, adjacent to Sam Trans bus routes, near a neighborhood park and served by high performing schools. Neighborhood retail and a grocery store is under a mile away.

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Packet Pg. 452 Attachment: Exhibit B to the Resolution. Draft Revised 2023-2031 Housing Element + Attachments (5882 : Adoption of the Revised 2023-2031 F-16 PACIFICA 2023-2031 HOUSING ELEMENT FEBRUARY 6, 2025 Places of Public Assembly with Adjoining Parking
Feedback from community input has included interest in working with faith-based organizations to construct housing on properties that have low floor-area-ratios on their sites. Pacifica has prior experience with this model with Oceana Terrace, which was developed in a partnership with The Good Shepherd Catholic Church and Mercy Housing to develop 42 affordable senior apartments in 1995. The following sites have the best potential for adding housing to existing uses (see HE-I-1, HE-I-2, HE1-14).  7th Day Adventist, 533 Hickey Boulevard (Sites Map Site #19). This site is 1.65 acres and includes a church building and extensive surface parking and open space. The building only covers 6.5 percent of the site, so the majority of the site is vacant. It is flat and surrounded by residential and is zoned MDR. If the church building and surface parking stay intact, about 0.6 acre at the rear of the property is available to add 15 moderate residential units when rezoned to 30 units to the acre.  Latter Day Saints, 730 Sharp Park Rd (Site A). The Latter Day Saints site consists of a house of worship, surface parking and landscaping on 4.39 acres with a lot coverage of only 14 percent. The Sites List assumes that 52 moderate residential units can be accommodated on 1.6 acres of the underutilized part of the site when upzoned to 40 units to the acre.
 Our Savior Lutheran Church, 4400 Coast Hwy. (Site J). This 2.77-acre site consists of the church, surface parking, and open space to the rear with a lot coverage ratio of 14%. The rear of the site is undeveloped and has some hilliness, but 1 acre is assumed suitable for 49 lower-income units, leaving the church and most of its parking in place. It is close to high performing schools, grocery shopping, beach access and open space, and is located on a major Sams Trans route.

Other Commercial Opportunity Sites
Pacifica has little prior history of commercial sites converting to residential since residential is not currently allowed in commercial zones except for the MUN and MUC designations. Therefore, it is difficult to predict the likelihood that commercial sites will indeed redevelop into residential uses. That said, a number of sites designated as retail and various commercial designations are attractive as residential uses, primarily those in the flatter areas along the Coast Highway corridor. The City analyzed several sites along the Coast Highway that could be eligible for AB 2011 which allows residential in commercial zones along commercial corridors. Since the law is new and its attractiveness to developers is unknown, the City will match the density provisions of the law and rezone sites that would be eligible for AB 2011 based on their location, to allow 60 DU/A. In other areas of town, the City plans to allow residential uses in certain retail and commercial zones and will allow densities that range from 30-60 DU/A. Developers in San Mateo County, who were interviewed and participated in a countywide workshop, have identified a number of useful criteria when evaluating the financial feasibility of converting an existing commercial use to residential:

1. The site is greater than 1 acre.

2. Current built-out FAR is less than 60 percent.

3. Existing use was built at least 30 years ago and not recently remodeled, upgraded.

4. Existing vacancies.

5. Existing retail uses do not include national chains.

6. Allowable density 30-50 DU/A.

7. No demolition required.

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Packet Pg. 453 Attachment: Exhibit B to the Resolution. Draft Revised 2023-2031 Housing Element + Attachments (5882 : Adoption of the Revised 2023-2031 PACIFICA 2023-2031 HOUSING ELEMENT F-17
Ownership patterns for site consolidation is another factor. Site consolidation, or merging of parcels for one redevelopment project, is only assumed on Pacifica’s Site List when the same owner owns all the parcels. See “Consolidated Sites” column on Sites List.

Non-vacant parcels are included on the Sites List as potential residential development opportunities based on characteristics listed below, coupled with rezoning to allow more density in the range of 30-60 DU/A. These factors were gathered from approved projects in Pacifica and some of its surrounding neighbors, Daly City, San Bruno, and South San Francisco. For each individual factor, specific detail is provided below to explain why the available evidence points to the likelihood of redevelopment within the planning period. Site characteristics are summarized in Table F-7. Although there is no guarantee that these factors will result in actual development, if a non- vacant site meets four or more of the following five criteria, it was placed on the Sites List. It is realistic to expect that these sites could redevelop within the planning period given the presence of four or more criteria, along with the proposed rezoning and other implementation actions. These criteria were not applied to City-owned sites since these economic factors do not apply as motivation to redevelop property for the City.

A. Age of Structure. The age of a structure may help determine the likelihood of redevelopment during the planning period. New construction on the site may indicate that it is unlikely that a property owner would invest in additional improvements or redevelop the site. A structure that was built 30 years ago or more has a higher likelihood of needing rehabilitation and therefore more likely consideration of demolition.

Structures on non-vacant sites in the sites inventory range from the mid-1950s through the late 1980s, which is generally consistent with trends observed on sites in Table F-7.

B. Lot Coverage. Lot coverage is calculated using building footprint information. As shown in Table F-7, among the approved projects, lot coverage averages about 29%, but ranges from 3 percent and as high as 75 percent on non-vacant sites. To be conservative, the Sites List includes parcels with lot coverage up to 50 percent, which indicates underutilized parcels with outdated site designs that leave large areas as surface parking or landscaping.

C. Single-Story Building. As demonstrated in Table F-7 recently approved projects generally involve the demolition of single-story buildings. The only exception is an older, simply constructed warehouse. A single-story building can indicate underutilization of the site, which can contribute to owner interest to increase the site’s value by redeveloping.

D. No Demolition. Sites that do not require any demolition of existing buildings are easier to redevelop since it eliminates negotiating with existing leaseholders, relocating of existing occupants, and general disruption of business. There are also some savings on clearance costs to prepare the land. The projects in Table F-7 shows that no demolition is a factor for about 41 percent of the sites. This demonstrates that demolition does not necessarily limit redevelopment. However, to be conservative, sites that do not require demolition are more highly rated for potential redevelopment. This particularly applies to 41 percent of the non-vacant sites in Pacifica’s Sites List, where the assumption is to leave existing uses in place and add residential to vacant or surface parking portions of the existing sites. Examples include schools, places of worship, and existing shopping centers.

E. Site Size Greater Than 1 Acre. The greater the size of the developable area of the site, the more attractive it is for a change in use. According to input from San Mateo County developers small sites less than 0.5-acre can be difficult to redevelop. Sites that are 1 acre or more have more flexibility for redevelopment, especially for potential mixed use sites. Note that there are several small sites that have redeveloped into small residential projects in Pacifica by local property owners. However, to attract developers for larger residential REVISED 2023-2031 HOUSING ELEMENT - HCD SUBMITTAL DRAFT - FEBRUARY 14, 2025

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Packet Pg. 454 Attachment: Exhibit B to the Resolution. Draft Revised 2023-2031 Housing Element + Attachments (5882 : Adoption of the Revised 2023-2031 F-18 PACIFICA 2023-2031 HOUSING ELEMENT FEBRUARY 6, 2025 projects, a conservative minimum site size of 1 acre is used as a contributing factor for redevelopment potential.

F. Improvement to Land Value Ratio: This can also indicate properties that are potentially underutilized.

Non-vacant sites in Table F-7 have Improvement-to-Land Value (ILV) ratios between 0.01 and 0.23; however, data was unavailable for several sites. A ratio of less than 0.5 indicates that the real estate market values the land itself more highly than the structures built on that land. A low improvement to land ratio is also often a result of lack of significant improvements in recent years that would trigger a reinvestment.

These underutilized parcels present opportunities for property owners and developers to invest in improvements that increase the overall value of the property. This factor is noted for several of the nonvacant commercial sites to further support the attractiveness of redevelopment.

The above factors are described in the individual site descriptions below and summarized in Table F-11 and 12 at the end of this section.

Shopping Centers
Pacifica has several neighborhood shopping centers anchored by grocery stores that range in physical condition and economic vitality. According to developer input in San Mateo County, shopping center redevelopment primarily depends on status of the leases, noting that national chains are especially difficult to negotiate with.

Centers with vacancies, local businesses, alternative locations for businesses to relocate to, and declining physical condition have a better likelihood of redevelopment. All of Pacifica’s shopping centers listed below are serving neighborhood needs and are not likely to discontinue current uses. However, in general, portions of the sites have redevelopment potential for residential development to be added, resulting in mixed-use properties.
 Linda Mar Shopping Center, 500 Linda Mar Blvd (Sites Map Site #29). This is the largest shopping center in Pacifica built in 1983 consisting of several major tenants including Safeway, Rite Aid, Ross, Pet Food Express and several national food chains located in one-story buildings. In addition, about half of the spaces are leased by local-based retail businesses. The center is experiencing about a 17 percent vacancy rate scattered throughout. The site measures 12.5 acres with retail spaces ringing a central parking lot. The lot coverage is 28% indicating that most of the site is undeveloped and its ILV is 0.40. Although a large portion of the shopping center is thriving and not likely to change its uses, at the rear of the site is a littleused surface parking area. A portion of the rear or side retail spaces could be removed, and tenants relocated to other spaces within the more active part of the shopping center, freeing up adjacent land. It is estimated that approximately 4.5 acres could be redeveloped with housing leaving 8 acres of retail in place. This scenario is based on utilizing 3 of the 4 parcels within the shopping center. The two rear parking parcels measure 0.19 and 0.25 acres which is less than the small site criteria of 0.5-acre, but the parking lots are adjacent to the main parcel and all are under the same ownership and therefore considered one site. A lot line merger will be required for future redevelopment, which is a standard procedure during the plan approval process and not considered a constraint (see HE-I-1, HE-I-2, HE I-14).

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TABLE F-7: HISTORICAL NON-VACANT REDEVELOPMENT SUMMARY
Project Address
Site Area
(Acres)
No. Units
Approved/
Proposed
Age of
Structure
(If Applic.)
Lot
Coverage
Single
Story
Demolition
Required
Improvement
to Land Value
(ILV) Ratio Prior Use
City of Pacifica
801 Fassler Ave 11.21 24 N/A 0 N/A No 0 Quarry
Monterey Rd and Hickey Blvd 1.22 8 N/A 0 N/A No 0 Vacant 570 Crespi Dr and
Portion of 540 Crespi Dr 1.68 19 ~1950s 3% Yes Yes 0.014 SFR Demolished in 2016 930 Oddstad Blvd 7.48 70 ~1960s 8% Yes Yes No Data Elementary School and Parking Lot
1300 Danman Ave 0.33 6 ~1960s 3% Yes Yes 0.23 Livestock Buildings 15 and 29 Montecito Ave 0.26 5 ~1930s No Data Yes Yes No Data Single-Family Homes 505 San Pedro 0.92 4 N/A 0 N/A No 0 Vacant – Outparcel of Shopping Center
2251 Oceana Blvd 0.26 4 No Data No Data Yes Yes No Data Service Station 1335 Adobe Drive 0.43 7 N/A 0 N/A No 0 Vacant
1567 Beach Blvd 0.45 7 N/A 0 N/A No 0 Vacant
Monterey Rd and Waterford St 0.22 5 N/A 0 N/A No 0 Vacant 340 Waterford St 0.22 5 N/A 0 N/A No 0 Vacant
City of South San Francisco
988 El Camino Real 1.67 172 No Data No Data X Yes 0.022 Carwash 200-214 Airport Blvd 0.55 94 1950 ~75% Yes Yes No Data Furniture and Trophy Stores 40 Airport Blvd 1.63 292 ~1960s ~50% No No 0.004 Warehouse REVISED 2023-2031 HOUSING ELEMENT - HCD SUBMITTAL DRAFT - FEBRUARY 14, 2025

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Packet Pg. 456 Attachment: Exhibit B to the Resolution. Draft Revised 2023-2031 Housing Element + Attachments (5882 :

F-20 PACIFICA 2023-2031 HOUSING ELEMENT FEBRUARY 6, 2025 TABLE F-7: HISTORICAL NON-VACANT REDEVELOPMENT SUMMARY
Project Address
Site Area
(Acres)
No. Units
Approved/
Proposed
Age of
Structure
(If Applic.)
Lot
Coverage
Single
Story
Demolition
Required
Improvement
to Land Value
(ILV) Ratio Prior Use
City of San Bruno
170 San Bruno Ave West 0.29 42 <1980 4% X Yes No Data Former Gas Station 2880-2890 San Bruno Ave W, 850-
860 Glenview Drive 3.28 29
1960 –
Church
1989 – SFR
21% X Yes 0.067 Church, Former Gas Station
400 and 406 San Mateo Ave 0.95 83 1930 47% Yes Yes No Data Theater and Commercial City of Daly City
6800-6834 Mission St and
317-331 Miriam St 0.77 52 ~1960s ~50% X Yes 0.009 Auto Dealership, Office,Service Commercial Source: City of Daly City, City of Pacifica, City of San Bruno, and City of South San Francisco.

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PACIFICA 2023-2031 HOUSING ELEMENT F-21
 Park Mall, (Sites Map Site # 16B). This is a neighborhood shopping center with no national retail chain tenants. The single-story buildings were built about 50 years ago and show no noticeable recent physical improvements, resulting in a ILV of 0.25, which indicates the land is worth more than the improvements.

The site consists of three parcels. The retailers are primarily local businesses and provide services to the neighborhood that will likely continue. That said, the retail and/or parking area has potential to add residential, while maintaining a retail core. The entire site is 5.6 acres, 1.09 of which could add residential leaving 4.5 for neighborhood services and retail. The lot coverage for the 1.09 acres is 27%. This site is currently zoned MUN which allows residential without any rezoning at 30 DU/A, however 50 DU/A is assumed due to rezoning (see HE-I-1, HE-I-2, HE I-14).
 Fairmont Shopping Center, 777 Hickey Blvd (Sites Map Site #28). This 7.4-acre shopping center built in the 1970s is well maintained, has several national chains, and serves the northeastern hilly neighborhoods in Pacifica which are removed from the Coast Highway core of the city. It currently has 4 out of 28 retail spaces that are vacant. The lot coverage of the site is 28 percent and the improvements to land ratio is 0.40 indicating potential underdevelopment where the land is worth more than the one- story retail improvements. There is potential for adding residential on 1 acre of the site through minor reconfiguring of current uses, leaving it mostly a retail use at essentially the same levels. This owner has been open to exploring residential development opportunities once rezoning is completed, most likely at the end of this planning period. The redevelopment proposal assumes that one parcel (0.26 acre) and portions of another (5.24 acres) will be merged to provide a 1 acre site for housing, The parcels are adjacent and owned by the same entity. A lot merger would be required at the time of planning application but is not considered to be a barrier in utilizing the smaller parcel (see HE-I-1, HE-I-2, HE I-14).  Pacific Manor Shopping Center, 440 Manor Pl (Sites Map Site #27 A and B ). This small neighborhood shopping strip was built in the mid-1950s, is aging and located directly on the transit corridor served by Coast Highway. Although Safeway is the anchor tenant, the remaining retail spaces are small local independent merchants. The total site is 4.5 acres, of which 2.35 acres is underutilized surface parking. If the site retains Safeway and the local merchants, it is estimated that 1.9 acres of the surface parking lot could accommodate residential in a mixed-use development without demolition of existing structures. The parking lot comprises two parcels owned by separate owners. Parcel 27 A has an ILV of 0.04, measures

0.76 acres and can accommodate 37 mixed-income residential units. Parcel 27 B has an ILV of 0.13, and assumes that 1.1 acres could be redeveloped to include 53 mixed-income residential units. If the retail portion of site is redeveloped to include residential units on the existing retail parcels, and at least 20 percent of the units are affordable to lower income households, the application is eligible for by-right streamline approvals since these parcels were listed in the prior RHNA 5th Cycle Housing Element (see HE-I-1, HEI-2, HE-I-14). This site’s location in the Coastal Zone could complicate the City’s ability to implement this by-right approval requirement because of the Coastal Act mandate that all new development obtain a Coastal Development Permit (a discretionary permit, and subject to CEQA).

Coastal Sites
All areas west of Coast Highway and a small area east of Coast Highway are included in the California Coastal Zone. Development in this zone must comply with the Coastal Act and Pacifica’s certified Local Coastal Program to ensure new development is environmentally sound. The first several blocks bordering the beaches and coastline are considered vulnerable to erosion, flooding, and sea level rise in many areas. These areas are mapped in Appendix B in Pacifica’s Local Coastal Land Use Plan Update which is pending certification by the California Coastal Commission. Areas within the Vulnerability Zones are not included in the Sites List. There REVISED 2023-2031 HOUSING ELEMENT - HCD SUBMITTAL DRAFT - FEBRUARY 14, 2025

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Packet Pg. 458 Attachment: Exhibit B to the Resolution. Draft Revised 2023-2031 Housing Element + Attachments (5882 : Adoption of the Revised 2023-2031 F-22 PACIFICA 2023-2031 HOUSING ELEMENT FEBRUARY 6, 2025 are three locations outside of the Vulnerability Zones that have redevelopment potential for housing that are located along the Coast Highway corridor and are essentially flat. These sites are also ideal in furthering the goal of distributing housing citywide. Residential development will be encouraged through the following programs: HE-I-1, HE-I-2, HE I-14.

Builders Exchange, 520 San Pedro Avenue (Sites Map Site #30). The site is 0.96 acres, flat, located near Coast Highway, and is adjacent to existing residential and neighborhood serving retail uses. Existing use is onestory warehouse built in the 1960’s with spaces for six construction-related companies. The site is underutilized in that existing buildings cover about one-quarter of the site; and the balance of the site is parking. The improvement to land ratio for this site is 0.33 indicating the land is worth more than the improvements. This site can accommodate 23 moderate income dwelling units.

Ace Hardware, 560 San Pedro Avenue (Sites Map Site #31). This site is flat, close to existing residential, and easy access to Coast Highway. It consists of two parcels totaling 1.24 acres that are underutilized. The single-story building, constructed in the 1970’s, shows signs of its age. Its improvement to land value is 0.40 which indicates the land is worth more than the improvements. The lot coverage is 0.28 consisting of the retail space and outdoor garden/building supplies areas and surplus unused surface parking. It can accommodate 30 moderate income units.

Other Sites
A number of large sites along the Coast Highway corridor are prime residential sites since they are close to transit, adjacent to existing single-family neighborhoods, and largely consist of existing retail in older buildings.  Brentwood Shopping Center, Oceana/Manor (Sites Map Site #32). This site includes three parcels that total 3.1 acres and are owned by one entity. Existing uses include a cluster of 1-story buildings constructed in the 1960s and 1970s including 24 Hour Fitness, plus smaller local retail uses including a taqueria, insurance company and Starbucks. The total lot coverage is 29 percent since most of the site is flat surface parking. The central building on the site that contains 24 Hour Fitness and Andersen’s Swim & Dive School is in the best condition and least likely to redevelop in the planning period. Other portions of the site consisting of surface parking area and buildings in poorer condition are assumed for redevelopment. This is an excellent location close to services, school, transportation, and a drug store. The site is assumed to be suitable for lower income due to its size and proximity to services. Two of the three parcels are less than 0.5-acre, but they are contiguous to the main parcel and under the same ownership, so they are considered one consolidated parcel measuring 2 acres for residential use. A lot merger will be required for future redevelopment during the planning approval process, but it is not considered to be a barrier to the approval process. (see HE-I-1, HE-I-2, HE I-14).  4275 Coast Highway (Sites Map Site #10). This 1.95acre site has been identified for future mixed-use in the General Plan with its MUN designation. It is the location of a former lumber yard and is currently used for material/equipment storage. The existing sinlge-story warehouse was built in the 1960s and only covers 10 percent of the lot, and is surrounded by surface parking and outdoor storage. It has an improvement to land value of 0.01 indicating the structure has little value in comparison with the land. The hillside at the rear of the property prohibits construction, but it is assumed that 1 acre is suitable for a mixed-use development including 49 moderate-income units (see HE-I-1, HE-I-2, HE I-14).  Ramallah Plaza, 2480 Skyline (Site B). This 0.46-acre site consists of one story retail built in 1988 with dated exteriors, that have not been recently renovated. The building covers 42 percent of the site; the rest REVISED 2023-2031 HOUSING ELEMENT - HCD SUBMITTAL DRAFT - FEBRUARY 14, 2025

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of the site is surface parking. Upon redevelopment it can accommodate 11 above moderate units (see HEI-1, HE-I-2, HE I-14.  340 Waterford (Sites E). A car wash that was constructed sometime between the 1960s and 1970s occupies this 0.33-acre site. Five 1-story automobile bays with Do It Yourself hoses cover about 20 percent of the site. The improvement to land ratio of these low value structures is 0.11 indicating that the land is worth more than the improvements. The site is located in an established neighborhood and could accommodate 11 above moderate-income units (see HE-I-1, HE-I-2, HE I-14).  Oddstad Boulevard (Site F). This 2.33-acre site contains a single-story accessory structure built in the 1920s and is largely vacant, with a lot coverage ratio of 0.05 and an ILV of 0.5. It is mostly flat but San Pedro creek runs along the side and rear border of the site. Assuming that sections of the site along the creek banks are not developable, there remains about 0.5-acre that can accommodate 16 moderate income units. The site is well located to access community and retail amenities, schools, as well as Sam Trans bus routes (see HE-I-1, HE-I-2, HE I-14).
 Pavilion of Flowers, 801 Oceana Boulevard (Site H). This 1.29-acre site consists of two 1-story retail structures built in the 1950s-60s. The underutilized site is largely vacant with the structures covering 13 percent of the site. The improvement to land ratio is 0.05 indicating that the dated structures are worth less than the land. The site can accommodate 42 moderate-income units and is served by neighboring retail, access to open space and Sam Trans routes (see HE-I-1, HE-I-2, HE I-14).

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7.b
Packet Pg. 460 Attachment: Exhibit B to the Resolution. Draft Revised 2023-2031 Housing Element + Attachments (5882 : Adoption of the Revised 2023-2031 F-24 PACIFICA 2023-2031 HOUSING ELEMENT FEBRUARY 6, 2025 This figure shows the parcels on which housing is intended to be developed on all or a portion of the parcel. Where the entire parcel is not intended to be developed with housing, the specific areas of the parcel intended for housing development are depicted in Appendix F, Figures F-2 through F-10 “Areas assumed for housing (in blue shading).” The areas of the parcels that are not shown as “Areas assumed for housing (in blue shading)” are not included in the Housing Element site inventory. (Source: City of Pacifica.) Figure F-1: Pacifica Opportunity Sites (“Sites Inventory” or “Sites List”) REVISED 2023-2031 HOUSING ELEMENT - HCD SUBMITTAL DRAFT - FEBRUARY 14, 2025

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Packet Pg. 461 Attachment: Exhibit B to the Resolution. Draft Revised 2023-2031 Housing Element + Attachments (5882 : Adoption of the Revised 2023-2031 PACIFICA 2023-2031 HOUSING ELEMENT F-25
Site-Specific Diagrams
The varying nature of housing opportunity sites identified in the Housing Element requires more particular diagrams for certain sites to clearly indicate where housing is appropriate. For most sites mapped in Figures 1 through 5 and Figure F-1, the housing opportunity site is the entire Assessor Parcel. For the sites included in Figures F-2 through F-10, below, only those areas specifically designated are considered parts of the Housing Element site inventory.

Figure F-2: Site 21 – Oceana High School
REVISED 2023-2031 HOUSING ELEMENT - HCD SUBMITTAL DRAFT - FEBRUARY 14, 2025

7.b
Packet Pg. 462 Attachment: Exhibit B to the Resolution. Draft Revised 2023-2031 Housing Element + Attachments (5882 : Adoption of the Revised 2023-2031 F-26 PACIFICA 2023-2031 HOUSING ELEMENT FEBRUARY 6, 2025 Figure F-3: Site 22 – Terra Nova High School
REVISED 2023-2031 HOUSING ELEMENT - HCD SUBMITTAL DRAFT - FEBRUARY 14, 2025

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Packet Pg. 463 Attachment: Exhibit B to the Resolution. Draft Revised 2023-2031 Housing Element + Attachments (5882 : Adoption of the Revised 2023-2031 PACIFICA 2023-2031 HOUSING ELEMENT F-27
Figure F-4: Site 23 – Sanchez Art Center
REVISED 2023-2031 HOUSING ELEMENT - HCD SUBMITTAL DRAFT - FEBRUARY 14, 2025

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Packet Pg. 464 Attachment: Exhibit B to the Resolution. Draft Revised 2023-2031 Housing Element + Attachments (5882 : Adoption of the Revised 2023-2031 F-28 PACIFICA 2023-2031 HOUSING ELEMENT FEBRUARY 6, 2025 Figure F-5: Site 24 – Sanchez Library
REVISED 2023-2031 HOUSING ELEMENT - HCD SUBMITTAL DRAFT - FEBRUARY 14, 2025

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Packet Pg. 465 Attachment: Exhibit B to the Resolution. Draft Revised 2023-2031 Housing Element + Attachments (5882 : Adoption of the Revised 2023-2031 PACIFICA 2023-2031 HOUSING ELEMENT F-29
Figure F-6: Site 28 – Fairmont Shopping Center
REVISED 2023-2031 HOUSING ELEMENT - HCD SUBMITTAL DRAFT - FEBRUARY 14, 2025

7.b
Packet Pg. 466 Attachment: Exhibit B to the Resolution. Draft Revised 2023-2031 Housing Element + Attachments (5882 : Adoption of the Revised 2023-2031 F-30 PACIFICA 2023-2031 HOUSING ELEMENT FEBRUARY 6, 2025 Figure F-7: Site 29 – Linda Mar Shopping Center
REVISED 2023-2031 HOUSING ELEMENT - HCD SUBMITTAL DRAFT - FEBRUARY 14, 2025

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Packet Pg. 467 Attachment: Exhibit B to the Resolution. Draft Revised 2023-2031 Housing Element + Attachments (5882 : Adoption of the Revised 2023-2031 PACIFICA 2023-2031 HOUSING ELEMENT F-31
Figure F-8: Site 32 – Brentwood Shopping Center
REVISED 2023-2031 HOUSING ELEMENT - HCD SUBMITTAL DRAFT - FEBRUARY 14, 2025

7.b
Packet Pg. 468 Attachment: Exhibit B to the Resolution. Draft Revised 2023-2031 Housing Element + Attachments (5882 : Adoption of the Revised 2023-2031 F-32 PACIFICA 2023-2031 HOUSING ELEMENT FEBRUARY 6, 2025 Figure F-9: Site F – Oddstad Boulevard
REVISED 2023-2031 HOUSING ELEMENT - HCD SUBMITTAL DRAFT - FEBRUARY 14, 2025

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Packet Pg. 469 Attachment: Exhibit B to the Resolution. Draft Revised 2023-2031 Housing Element + Attachments (5882 : Adoption of the Revised 2023-2031 PACIFICA 2023-2031 HOUSING ELEMENT F-33
Figure F-10: Site G – Skyline Water Tank
REVISED 2023-2031 HOUSING ELEMENT - HCD SUBMITTAL DRAFT - FEBRUARY 14, 2025

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Packet Pg. 470 Attachment: Exhibit B to the Resolution. Draft Revised 2023-2031 Housing Element + Attachments (5882 : Adoption of the Revised 2023-2031 F-34 PACIFICA 2023-2031 HOUSING ELEMENT FEBRUARY 6, 2025

8. INCOME ASSUMPTIONS ON RHNA SITES LIST
Sites that are listed on the Sites List are sorted as to suitability for the various income categories of lowerincome, moderate-income and above moderate-income based on a variety of assumptions as described below.

Lower-Income
Sites are assumed to have the capacity for lower-income units if they are at least 1 acre in size and have a minimum base zoning of 30 DU/A or more. This is generally the minimum size needed to realistically compete for various affordable housing funding programs. Sites that generate at least 50 units are assumed to be 100 percent affordable to lower-income households based on this suitability criteria.

Jurisdictions must provide an analysis of sites identified to accommodate Lower Income RHNA that are less than 0.5-acre or larger than 10 acres in order to establish they are adequate to accommodate the development of affordable units. However, the City of Pacifica does not have any lower income units included as a part of its RHNA that are on small or large sites. There are some sites that consist of consolidated parcels where one of the parcels is less than 0.5-acre, but these are only included when the adjacent sites are under the same ownership. For Pacifica these properties would undergo a lot line merger as necessary during the planning process, which is a routine process and not considered a barrier to redevelopment.

The State indicates that jurisdictions also consider the following factors when determining the best locations for affordable housing.
 Proximity to Transit: All sites that are listed as Lower Income are located on, or within 0.25 miles of SamTrans bus lines.
 Locational Scoring Criteria for Low-Income Housing Tax Credit by the California Tax Credit Allocation Committee (CTCAC) Program Funding: There are no low resource locations in Pacifica.

All housing sites are either moderate or high resource areas as noted.  Proximity to Available Infrastructure and Utilities: All sites listed as lower income have existing infrastructure in place.
 Sites that do not Require Environmental Mitigation. Sites that require special environmental attention are noted.
 Access to High Performing Schools: TCAC Opportunity Area Education score 50 or higher. Amenities noted for each site.
 Access to Amenities, such as Parks and Services: Amenities noted for each site.  Access to Grocery Stores: Amenities noted for each site.  Access to High Performing Jobs. HCD AFFH Job Proximity Index 40 or higher (none in Pacifica)  Access to Health Care Facilities. No Hospital or General Health care clinics in Pacifica (specialty offices only)
There are a total of 11sites that have the capacity to accommodate 50 or more units in good locations identified in the site list and in Table F-8 below. Six of these sites, representing 46 percent of the prospective units, are public sites, owned by the City or Caltrans, whose properties have the potential to be declared surplus and then REVISED 2023-2031 HOUSING ELEMENT - HCD SUBMITTAL DRAFT - FEBRUARY 14, 2025

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Packet Pg. 471 Attachment: Exhibit B to the Resolution. Draft Revised 2023-2031 Housing Element + Attachments (5882 : Adoption of the Revised 2023-2031 PACIFICA 2023-2031 HOUSING ELEMENT F-35
made available for a public purpose such as affordable housing. The public control of these opportunity sites greatly increases the probability that affordable housing could be built on these sites.

TABLE F-8 LOWER-INCOME SITE AMENITIES
Site # on
Sites Map Site No. of Units Public
Access to
Amenitiesa
11 Coast Hwy 69 1, 2, 3, 4
12 Coast Hwy, between 4300-4400 Coast Hwy 130 1, 2, 3, 4 18 Caltrans ROW, Coast Hwy/Linda Mar Blvd 53 53 1, 2, 3, 4 23 Sanchez Art Center, 1220 Linda Mar Blvd 130 130 1, 2, 4 24 Sanchez Library, 1111 Terra Nova Blvd 52 52 1, 2, 3, 4 25 Caltrans ROW, Skyline Blvd 165 165 1, 2, 3, 4
32 Brentwood Shopping Center, Oceana /Manor 97 2, 3, 4
38 Cost Hwy/San Marlo Eastside 61 1, 2, 3, 4
I Coast Hwy 73 1, 2, 3, 4
J Lutheran Church, 4400 Coast Hwy 49 1, 2, 3, 4
G Skyline Water Tank 55 55 1, 2, 4
Total Lower-Income Units 882 403
a

1. High Performing Schools, 2. Parks and Community Services, 3. Grocery Stores; 4. Transit.

Source: City of Pacifica, TCAC Educational Opportunity Score Moderate Income
All sites that result in 15 to 50 units that do not fit lower-income criteria described above are assumed suitable for moderate-income housing. Except as noted below, these sites are assumed to be 100 percent affordable to moderate-income based on this suitability criteria.

Above Moderate-Income
All other sites that do not qualify for lower- or moderate-income suitability criteria are in the above moderateincome category. This largely includes small sites and those with physical constraints.

School District Sites
The past history of the PSD and JUHSD (in other cities) is to construct mixed income developments, so 8 percent low-income, 7 percent moderate-income, and 85 percent above moderate-income is used which reflects Pacifica’s basic inclusionary requirements.

Mixed-Use Shopping Centers
Since all the shopping centers assume retention of the majority of retail combined with the addition of residential, it is assumed that these will attract mixed income developments. Therefore, the City’s inclusionary REVISED 2023-2031 HOUSING ELEMENT - HCD SUBMITTAL DRAFT - FEBRUARY 14, 2025

7.b
Packet Pg. 472 Attachment: Exhibit B to the Resolution. Draft Revised 2023-2031 Housing Element + Attachments (5882 : Adoption of the Revised 2023-2031 F-36 PACIFICA 2023-2031 HOUSING ELEMENT FEBRUARY 6, 2025 requirements of 8 percent lower-income, 7 percent moderate-income, and 85 percent above moderate-income are used.

No Net Loss
The assumed income categories in the Sites List may or may not result in the actual income levels of housing built in the future. The income categories reflect the ability for housing for those income groups based on zoning and economic factors. For example, 100 percent affordable developments rely on various subsidies that may or may not be available, so a site designated Lower Income may be built out in the future with the minimum affordability required by the City’s inclusionary requirements.

Each jurisdiction must ensure that its Housing Element inventory can accommodate its share of the RHNA by income level throughout the planning period (Government Code Section 65863). If the City approves a housing project at a lower density or with fewer units by income category than identified in the Housing Element, it must determine whether there is sufficient capacity to meet the remaining unmet need. If not, the city must “identify and make available” additional adequate sites to accommodate the jurisdiction’s share of housing need by income level within 180 days of approving the reduced‐density project. Therefore, the Sites List includes the required RHNA plus a sizable surplus to address the no-net loss provision and act as a buffer to backfill sites that may not produce the assumed units in the Sites List.

AB 725
All (100%) of the Moderate and Above Moderate sites on the Sites List allow four or more units, ranging from 6 to 164 units. This complies with AB 725, which requires at least 25 percent of the RHNA for Moderate and Above Moderate be identified for fourplexes or greater.

Capacity to Accommodate RHNA
The residential units that are already planned or approved as shown in Table F-2 and the anticipated ADU construction based on historical trends are subtracted from Pacifica’s RHNA, which leaves the remaining allocation to be achieved through development of the opportunity sites. The opportunity sites for future residential production are detailed in the Sites List (Tables F-10, F-11, F-12) and summarized in Table F-9.

Table F-10 Residential Sites with Existing Capacity, includes parcels that are currently zoned for residential development at densities allowed for under the current General Plan. As shown in Table F-9, the combined capacity of these sites, pipeline projects and ADU projections result in a RHNA shortfall of 1,366 units across all income groups, including 660 lower-income units. Tables F-11 and F-12 Sites that Need Rezoning, include the sites that require rezoning to allow for residential development to accommodate the full RHNA target, plus a surplus . After rezoning, the total capacity shows a surplus of the required RHNA as a buffer against uncertainty in future actual development. The overall buffer is 36 percent, which is more than recommended by the State. The City has placed an emphasis on providing a very large buffer for lower-income units (50 percent) which significantly exceeds Pacifica’s RHNA for this income category and helps mitigate the difficulty in financing affordable housing for lower income groups.

REVISED 2023-2031 HOUSING ELEMENT - HCD SUBMITTAL DRAFT - FEBRUARY 14, 2025

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Packet Pg. 473 Attachment: Exhibit B to the Resolution. Draft Revised 2023-2031 Housing Element + Attachments (5882 : Adoption of the Revised 2023-2031 PACIFICA 2023-2031 HOUSING ELEMENT F-37
TABLE F-9: RHNA CAPACITY ANALYSIS
LowerIncome
Capacity
ModerateIncome
Capacity
Above
ModerateIncome
Capacity
Total
Capacity
RHNA 848 291 753 1,892
Submitted/Approved Projects 52 8 157 217
Projected ADU's 112 56 19 187
Residential Sites with Existing Capacity 24 76 22 122
Subtotal 188 140 198 526
RHNA Shortfall 660 151 555 1,366
Sites That Require Rezoning to Meet RHNA 1,083 297 662 2042 RHNA Buffer (Surplus) 423 146 107 676
RHNA Buffer (Surplus Percent) 50% 50% 14% 36%
Source: City of Pacifica.

9. PACIFICA SITES LIST
Tables F-10, F-11, and F-12 are a complete list of the Pacifica site inventory. Table F-10 includes Opportunity Sites that Allow Residential which have existing capacity under existing zoning regulations to contribute to the associated RHNA. Table F-11 includes sites that will require rezoning to meet the RHNA shortfalls. Table F12 includes sites that will be rezoned but are not required to meet the RHNA shortfall and serve to create a buffer to cover “No Net Less” situations. The zoning updates for the commercial and mixed-use sites in these tables will require a minimum amount of residential within the development and will not allow 100% commercial uses.

Once sites are rezoned, at least 50 percent of the lower income shortfall can be accommodated on sites designated exclusively residential. This includes Sites 2, 18, 25, 29, G, and I, which combined have the capacity for 366 lower-income units, compared to half the lower-income shortfall of 330. In accordance with Gov. Code 65583.2, the following components will be included in the rezoning, as indicated in program HE-I-1, for sites listed in Table F-11:
 Permit by-right uses for developments where 20 percent or more of the units are affordable to lower income households.
 Permit the development of at least 16 units on the site.  The density shall be at least 20 dwelling units per acre.

Tables F-10, F-11, and F-12 also include a column (“Lower Income Amenities”) indicating the amenities available for lower income sites. Sites that will accommodate lower-income RHNA were evaluated based on the following criteria:

REVISED 2023-2031 HOUSING ELEMENT - HCD SUBMITTAL DRAFT - FEBRUARY 14, 2025

7.b
Packet Pg. 474 Attachment: Exhibit B to the Resolution. Draft Revised 2023-2031 Housing Element + Attachments (5882 : Adoption of the Revised 2023-2031 F-38 PACIFICA 2023-2031 HOUSING ELEMENT FEBRUARY 6, 2025 Amenity Criteria

1. High Performing Schools TCAC Opportunity Area Education score 50 or higher

2. Parks and Community Services 0.5-mile of beach, park, library, community center

3. Grocery Stores 0.5-mile of grocery store

4. Proximity to Transit Along or withing 0.25-mile of Sam Trans Line Tables F-11 and F-12 also include Site Factors that support the redevelopment of non-vacant non-residential sites (excluding City owned sites):

Site Factor Criteria
A. Age of Structure Greater than 30 years
B. Lot Coverage Less than 50%
C. Single Story Structure Yes
D. No Demolition Required Yes
E. Site Size Greater than 1 Acre
F. Improvement to Land Value Less than .5
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Packet Pg. 475 Attachment: Exhibit B to the Resolution. Draft Revised 2023-2031 Housing Element + Attachments (5882 : Adoption of the Revised 2023-2031 PACIFICA 2023-2031 HOUSING ELEMENT F-39
TABLE F-10: RESIDENTIAL SITES THAT HAVE EXISTING CAPACITY (TABLE A HCD SITES LIST) Site
No.

Site Address/
Intersection
Assessor
Parcel
Number
General Plan
Designation Zoning Designation Minimum Density Allowed (Units/Acre) Max Density Allowed (Units/Acre) Parcel Size (Gross Acres) Existing Use/ Vacancy Publicly
Owned Lower-Income Capacity Moderate- Income Capacity Above Moderate- Income Capacity Total Capacity TCAC
Resource Level
Lower
Income
Amenities
Residential
3 Santa Maria/
Palmetto
a
016-032-310 MUN C-10 26 0.36 Vacant Private 0 0 88 High Resource 6 Talbot/Goodman
016-232-080 HDR
R-3
0 21 0.09 Vacant Private 21 21 High Resource
016-232-090 HDR R-3 0 21 0.07 Vacant Private High Resource 016-232-100 HDR R-3 0 21 0.06 Vacant Private High Resource 016-232-110 HDR R-3 0 21 0.05 Vacant Private High Resource 016-232-120 HDR R-3 0 21 0.05 Vacant Private High Resource 016-232-140 HDR R-3 0 21 0.08 Vacant Private High Resource 016-252-140 HDR R-3 0 21 0.2 Vacant Private High Resource 016-252-150 HDR R-3 0 21 0.08 Vacant Private High Resource 016-252-160 HDR R-3 0 21 0.1 Vacant Private High Resource 016-252-170 HDR R-3 0 21 0.09 Vacant Private High Resource 15 610 Crespi
022-162-350 MUC C-30 50 0.39 Crespi Storage Private 0 55 0 55 High Resource 022-162-380 MUC C-30 50 0.98 Crespi Storage Private High Resource 33 1655 Oceana Blvd 016-220-150 MUC C-1 0 50 0.35 US Bank Private 0 0 14 14 High Resource 37 700 Oddstad Blvd 023-450-100 Open Space/
Ag/Res A/B-5
0 N/A for
Farmworker
Housing

8.12 St Peter Catholic Private 24 0 0 24 High Resource 1, 2, 3, 4 Existing Capacity Subtotal 24 76 22 122
a Used in 4th and 5th RHNA cycles.

Source: City of Pacifica.

REVISED 2023-2031 HOUSING ELEMENT - HCD SUBMITTAL DRAFT - FEBRUARY 14, 2025

7.b
Packet Pg. 476 Attachment: Exhibit B to the Resolution. Draft Revised 2023-2031 Housing Element + Attachments (5882 : Adoption of the Revised 2023-2031 F-40 PACIFICA 2023-2031 HOUSING ELEMENT FEBRUARY 6, 2025 TABLE F-11: SITES THAT REQUIRE REZONING TO ADDRESS RHNA SHORTFALL (CORE RHNA) (TABLE B HCD SITES LIST) Site
No.

Site Address/
Intersection
Assessor
Parcel
Number
General Plan
Designation
Zoning
Designation Minimum Density Allowed (Units/Acre) Max Density Allowed (Units/Acre) Proposed Maximum Density Allowed (Units/Acre) Parcel Size (Gross Acres) Existing Use/Vacancy Publicly
Owned Lower-Income Capacity Moderate-Income Capacity Above Moderate- Income Capacity Total Capacity TCAC
Resource
Level
Lower
Income
Amenities Age of Structure <1993 or No Structure Single Story Structure or No Structure Lot Coverage <50% No Demo of Structure Required Site >1 Acre ILV <0.5 Partial Site for Residential Balance for Existing Use Residential
2 751 Oceana 009-245-030 HDR R-3 0 30 40 2.5 Vacant Private 6 6 69 81 High Resource 10 4275 Coast Hwy 018-140-050 MUN C-2 0 30 60 1.95 Building Materials, Equipment Storage Private 0 49 0 49 High Resource 1960’s X 10% 1.0 .01 1 Acre 11 Coast Hwy 018-140-460 MUN C-2 0 30 60 1.12 Vacant Private 69 0 0 69 High Resource 1, 2, 3, 4 Coast Hwy 018-140-470 MUN C-2 0 26 60 0.31 Vacant Private High Resource 16A 1055 Terra Nova Blvd 023-593-070 MUN C-1 0 26 50 0.41 Vacant/Neighborhood Shopping Park Mall Private 0 17 0 17 High Resource
16B 1035 Terra Nova Blvd 023-593-130 MUN C-1 0 30 50 2.97 Neighborhood Shopping Park Mall Private 4 3 37 44 High Resource 1970-76 X 27% 1.09 .25 1.09 Acres 18 Linda Mar Blvd TBD MUN N/A 0 30 60 2.1 CalTrans Park and Ride
Public
(State) 53 0 0 53 High Resource 1, 2, 3, 4 1.1-Acre
19 533 Hickey Blvd 009-502-290 MDR R-1 0 15 30 1.65 Filipino 7th Day Adventist Private 0 15 0 15 High Resource None X 7% X 6 Acres 38 Coast Hwy/
San Mario Eastside 018-140-660 MUN C-1 0 30 60 1.2 Vacant Private 61 0 0 61 High Resource 1, 2, 3, 4 Coast Hwy/
San Mario Eastside 018-140-300 MUN C-1 0 30 60 0.06 Vacant Private Non-Residential
Public
20 104 Avalon Dr 009-166-010 Retail C-2 0 0 60 0.13 Pacifica Public Works Corp Yard
Public
(City) 39 0 0 39 Moderate Resource 2, 3, 4
155 Milagra Dr 009-252-040 Retail C-2 0 0 60 0.16 PW Corp Yard Public (City)
Moderate
Resource
151 Milagra Dr 009-252-050 Retail C-2 0 0 60 0.52 PW Corp Yard Public (City)
Moderate
Resource
21 401 Paloma 009-293-070 Public R-1 0 0 40 51.31 Oceana High School Public (District) 14 12 152 178 High Resource None X 8% X 5.5 No Info

5.5 Acres
22 1450 Terra Nova Blvd 022-310-300 Public and
Semi-Public R-1 0 0 40 43.33 Terra Nova High School
Public
(District) 10 9 110 129 High Resource None X 8% X 4.0 No Info 4 Acres
24a 1111 Tera Nova 023-593-140 Public and
Semi-Public C-1 0 0 50 2.86 Sanchez Library Public(City) 65 0 0 65 High Resource 1, 2, 3, 4 25 Skyline Blvd N/A N/A N/A 0 0 40 5 Vacant – Caltrans
Skyline ROW
Public
(State) 165 0 0 165 High Resource 1, 2, 3, 4
Shopping Center
27A Palmetto Ave 009-134-130 Retail C-1 0 0 60 0.76 Pacific Manor Shopping – parking Private 3 3 31 37 Moderate Resource None X 8% X .04 REVISED 2023-2031 HOUSING ELEMENT - HCD SUBMITTAL DRAFT - FEBRUARY 14, 2025

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Packet Pg. 477 Attachment: Exhibit B to the Resolution. Draft Revised 2023-2031 Housing Element + Attachments (5882 : Adoption of the Revised 2023-2031 PACIFICA 2023-2031 HOUSING ELEMENT F-41
a Used in 5th RHNA cycle.

Source: City of Pacifica.

TABLE F-11: SITES THAT REQUIRE REZONING TO ADDRESS RHNA SHORTFALL (CORE RHNA) (TABLE B HCD SITES LIST) Site
No.

Site Address/
Intersection
Assessor
Parcel
Number
General Plan
Designation
Zoning
Designation Minimum Density Allowed (Units/Acre) Max Density Allowed (Units/Acre) Proposed Maximum Density Allowed (Units/Acre) Parcel Size (Gross Acres) Existing Use/Vacancy Publicly
Owned Lower-Income Capacity Moderate-Income Capacity Above Moderate- Income Capacity Total Capacity TCAC
Resource
Level
Lower
Income
Amenities Age of Structure <1993 or No Structure Single Story Structure or No Structure Lot Coverage <50% No Demo of Structure Required Site >1 Acre ILV <0.5 Partial Site for Residential Balance for Existing Use lot
27B Palmetto Ave 009-134-150 Retail C-1 0 0 60 1.6
Pacific Manor
Shopping – parking
lot
Private 4 4 45 53 Moderate
Resource None X 8% X 1.1 .13 1.1 Acre
28 777 Hickey Blvd 009-440-080 Retail P-D 0 0 50 0.26 Fairmont Shopping Center, Bridgestone Private 3 3 35 41 High Resource 1970’s X 28% 1.0 .40 1 Acre Gateway Dr 009-440-120 Retail P-D 0 0 50 5.24
Fairmont Shopping
Center, Mall Misc.

Retail
Private High Resource
29 De Solo Dr 023-041-190 LDR C-1 0 9 50 0.19 Linda Mar Shopping Center Rear Parking Private 14 13 155 182 High Resource 1983 X 29% 4.0 .5 4 Acres De Solo Dr 203-041-200 LDR C-1 0 9 50 0.25 Linda Mar Shopping Center Rear Parking Private High Resource
500 Linda Mar 023-041-270 Retail C-1 0 0 50 11.6 Linda Mar Shopping Center Private High Resource
Other Commercial
30 520 San Pedro Ave 023-073-090 Retail C-2 0 0 30 0.96 Builders Exchange Com Private 0 23 0 23 High Resource 1960’s X 24% .33
31 560 San Pedro Ave 023-073-100 Retail C-2 0 0 30 0.52 Ace Hardware/ Surface Parking Private 0 30 0 30 High Resource 1970 X 28% 1.24 .4 560 San Pedro Ave 023-073-110 Retail C-2 0 0 30 0.72 Ace Hardware Private High Resource 32 Oceana /Manor 009-164-200 Retail C-1 0 0 60 0.11 Retail – Insurance/ Taqueria Private 97 0 0 97 Moderate Resource 2, 3, 4 1960-70’s X 29% 2.0. 2 Acres 555 Oceana Blvd 009-164-210 Retail C-2 0 0 60 2.59
Brentwood Shopping
Center, Parking and
Older Buildings
Private Moderate
Resource
549 Oceana Blvd 009-164-220 Retail C-2 0 0 60 0.4 Restaurant/Starbucks Private Moderate Resource
G Skyline Blvd 009-610-110 Utilities P-D 0 0 40 4.46 Vacant/Skyline Water Tank
Public
(State) 55 0 0 55 High Resource 1, 2, 4 1.7 Acre
Rezoning Subtotal 662 187 634 1,483
Lower Income Vacant Subtotal 356
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Packet Pg. 478 Attachment: Exhibit B to the Resolution. Draft Revised 2023-2031 Housing Element + Attachments (5882 : Adoption of the Revised 2023-2031 F-42 PACIFICA 2023-2031 HOUSING ELEMENT FEBRUARY 6, 2025 TABLE F-12: SITES THAT REQUIRE REZONING TO PROVIDE RHNA SURPLUS (BUFFER) (TABLE B HCD SITES LIST) Site
No.

Site Address/
Intersection
Assessor
Parcel
Number
General Plan
Designation
Zoning
Designation Minimum Density Allowed (Units/Acre) Maximum Density Allowed (Units/Acre) Proposed Maximum Density Allowed (Units/Acre) Parcel Size (Gross Acres) Existing Use/Vacancy Publicly
Owned Lower-Income Capacity Moderate-Income Capacity Above Moderate- Income Capacity Total Capacity TCAC
Resource
Level
Lower
Income
Amenities Age of Structure <1993 or No Structure Single Story Structure or No Structure Lot Coverage <50% No Demo of Structure Required Site >1 Acre ILV <0.5 Partial Site for Residential Balance for Existing Use Residential
12 Hwy 1 between 4300-4400
Coast Hwy 018-140-700 MUN C-2 0 30 60 3.48 Vacant Private 169 0 0 169 High Resource 1, 2, 3, 4 F Oddstad Blvd 023-593-160 MUN C-1 0 30 40 2.33 Accessory Structure Private 0 16 0 16 High Resource 1920’s X 5% X .5 0.5-Acre I Coast Hwy 018-140-220 LDR R-1/B-3 0 9 60 1.51 Vacant Private 73 0 0 73 High Resource 1, 2, 3, 4 Non-Residential
Public
23 1220 Linda Mar Blvd 023-2810-130 Public and
Semi-Public + Park PF 0 0 40 8.84 Sanchez Art Center Public(City) 130 0 0 130 High Resource 1, 2, 4 4 Acres Other Commercial
A 730 Sharp Park Rd 017-470-100 Public and SemiPublic P-F 0 0 40 4.39 Latter Day Saints Private 0 52 0 52 High Resource None X 14% X 1.6 1.6 Acres B 2480 Skyline 009-360-520 Retail C-1 0 0 30 0.46 Ramallah Plaza Private 0 0 11 11 High Resource 1988 X 42% D 340 Waterford 009-058-040 Retail C-1 0 0 40 0.2 Vacant Private 0 0 6 6 Moderate Resource
E 340 Waterford 009-058-030 Retail C-1 0 0 40 0.33 Car Wash Private 0 0 11 11 Moderate Resource 1960’s X 20% .11
H 801 Oceana Blvd 009-245-020 Office C-1 0 0 40 1.29 Flower Shop/Funeral Home Private 0 42 0 42 High Resource 1950’s X 13% 1.29 .05 J 4400 Coast Hwy 018-140-090 Retail/HDR C-1 0 0-30 60 2.77 Lutheran Church Private 49 0 0 49 High Resource 1, 2, 3, 4 None X 14% X 1 1 Acre Rezoning Total 421 110 28 559
F-11 Lower Income Vacant Subtotal 356
F-12 Lower Income Vacant Subtotal 242
Lower Income Vacant Total 598
Source: City of Pacifica.

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Photo: Coastline along Pacific Manor neighborhood (2019) APPENDIX G: HOUSING

CONSTRAINTS
February 6, 2025
State housing element law requires local agencies to analyze actual and potential constraints upon the maintenance, improvement, or development of housing for all income levels. The following section discusses governmental, nongovernmental, and environmental constraints affecting housing in Pacifica.

This appendix is organized as follows:
 Non-Governmental Constraints
 Governmental Constraints
 Environmental and Infrastructure Constraints

1. NONGOVERNMENTAL CONSTRAINTS
Many nongovernmental factors can constrain the maintenance, improvement, and construction of housing for all income levels. Factors include costs of land and construction, access to financing, and community opposition.

Land Costs
The cost of land is a significant determinant of the feasibility of building housing and contributes to the affordability of housing. The Federal Housing Finance Agency authored a working paper titled The Price of REVISED 2023-2031 HOUSING ELEMENT - HCD SUBMITTAL DRAFT - FEBRUARY 14, 2025

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TABLE G-1: STANDARDIZED LAND VALUE AND SHARE OF PROPERTY VALUE FOR ZIP CODE 94044 AND SAN MATEO COUNTY (2020) FROM THE

PRICE OF RESIDENTIAL LAND FOR COUNTIES, ZIP CODES, AND

CENSUS TRACTS IN THE UNITED STATES
Year
Land Value
(¼ -Acre Lot,
Standardized)a
Land Value
(Per Acre, As-Is)b
Property Value
(Standardized)
Property Value
(As-is)
Land Share of
Property Value
All Single-Family Parcels for Zip Code 94044
2012 $678,600 $2,796,600 $1,086,000 $840,400 67%
2013 $769,100 $3,103,000 $1,192,700 $919,100 70%
2014 $932,500 $3,666,800 $1,416,100 $1,081,900 72%
2015 $1,101,400 $4,428,800 $1,583,400 $1,214,800 76%
2016 $1,240,700 $4,998,300 $1,736,200 $1,328,600 78%
2017 $1,368,900 $5,455,500 $1,890,700 $1,441,300 79%
2018 $1,512,100 $5,982,700 $2,111,500 $1,599,000 79%
2019 $1,445,700 $5,773,700 $2,077,000 $1,574,700 77%
Percentage Increase 113% 106% 91% 87% 14%
All Single-Family Parcels for San Mateo County
2012 $627,000 $2,889,400 $1,020,500 $859,200 68%
2013 $709,500 $3,260,000 $1,134,000 $945,900 69%
2014 $844,000 $3,848,800 $1,320,900 $1,097,700 71%
2015 $982,100 $4,513,900 $1,479,700 $1,227,400 74%
2016 $1,108,200 $5,101,700 $1,614,500 $1,336,900 76%
2017 $1,191,900 $5,415,100 $1,740,800 $1,431,200 76%
2018 $1,345,800 $6,098,600 $1,951,300 $1,593,700 77%
2019 $1,373,300 $6,239,800 $1,974,400 $1,624,400 $78%
Percentage Increase 119% 116% 93% 89% 14%
a
Standardized estimates report the price of land per quarter-acre, roughly the median sized lot in our data, after adjusting for the fact that the price of land per acre tends to fall as acreage increases, the so-called “plattage effect.” b
As-is estimates report the value of land per-acre, without any adjustments or corrections.

Source: The Price of Residential Land for Counties, ZIP Codes, and Census Tracts in the United States, Morris A. Davis, William D. Larson, Stephen D.

Oliner, Jessica Shui, FHFA Staff Working Paper 19-01, October 2020 (revised), January 2019 (original). https://www.fhfa.gov/PolicyPrograms Research/Research/Pages/wp1901.aspx
1 Morris A. Davis, William D. Larson, Stephen D. Oliner, Jessica Shui, The Price of Residential Land for Counties, ZIP Codes, and Census Tracts in the United States. FHFA Staff Working Paper 19-01, October 2020 (Revised), January 2019 (Original). The Price of Residential Land for Counties, ZIP Codes, and Census Tracts in the United States (fhfa.gov).

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Traditionally, land has comprised 20 to 30 percent of total residential project costs. However, as available land becomes scarcer, the share of land cost compared to total property value is approaching 80 percent in Pacifica.

This underscores the impact of land costs on the total cost of creating new housing. Overall, the value of existing residential properties in Pacifica almost doubled between 2012 and 2019, and land values have risen even faster by 113 percent. These figures were slightly higher for San Mateo County.

Century Urban LLC conducted their own research of land costs, analyzed residential development costs for San Mateo and Santa Clara Counites, and examined unit mixes for San Mateo County2 on behalf of 21 Elements (a collaborative of all 21 jurisdictions in San Mateo County providing support and resources for housing policy and programs). Due to the smaller sample size and the fact that the study was looking at new rather than existing construction, Century Urban concluded that the ratio of land to total development costs is approximately 40 percent. More importantly, they estimate that the cost for a new single-family dwelling is $2,487,000 for a smaller (2,600-square-foot) home and $4,430,000 for a larger (5,000-square-foot) home.

A similar analysis was conducted where multi-family land sales were analyzed, and representative 10-unit (small) and 100-unit (large) projects were modeled. Land sales data was reported as cost per unit. Only two data points were available for Pacifica, resulting in an average land cost of $117,800 per unit. There were 28 data points available for San Mateo County, and this resulted in a weighted land cost average of $96,000 per unit. For the purpose of the multi-family development models, a per unit land cost of $100,000 was used for both the small and large projects. The projected costs for a small multi-family development are the most applicable to Pacifica as many potential development sites are smaller and not able to accommodate larger multi-family developments.

The cost of developing a typical 850 square foot apartment was estimated to be $786,500.

Construction Costs
In 2014, the cost of developing a 2,000-square-foot single-family residence in Pacifica ranged from $180 to $220 per square foot, including the price of land. According to the analysis by Century Urban LLC those costs for San Mateo County have risen to $949 per square foot, including land costs. Multi-family construction costs were very similar to those for single-family construction in 2014, ranging between $150 to $200 per square foot.

The Century Urban LLC model determined that these costs are now $795 per square foot, including land costs.

The Terner Center for Housing Innovation at University of California Berkeley produced two reports in March 2020 related to the cost of housing. The first report, The Hard Costs of Construction: Recent Trends in Labor and Materials Costs for Apartment Buildings in California,3 looked closely at the materials and labor cost components of developing new housing. After analyzing 240 multi-family projects built in California between 2009 and 2018, they made the following findings.

Hard costs increased 25 percent on a per square foot basis during this time span. Costs for certain materials, specifically wood, plastics, and composites, rose by 110 percent since 2010 after controlling for inflation.

Prevailing wage requirements are associated with higher construction costs; however, they also provide public 2 San Mateo and Santa Clara Counties Development Costs & San Mateo County Unit Mix Research, Century Urban LLC, April 2022. http://21elements.com/documents-mainmenu-3/housing-elements/rhna-6-2022-2030/1380-b-d-dvpt-cost-and-unit-mix-2022-4-7- draft-updated/file
3 Hayley Raetz, Teddy Forscher, Elizabeth Kneebone and Carolina Reid, 2020. The Hard Costs of Construction: Recent Trends in Labor and Materials Costs for Apartment Buildings in California, The Terner Center for Housing Innovation, University of California Berkeley, March, p. 3. http:/te-rnercenter.berkeley.edu/uploads/Hard_Construction_Costs_March_2020.pdf REVISED 2023-2031 HOUSING ELEMENT - HCD SUBMITTAL DRAFT - FEBRUARY 14, 2025

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The second report from the Terner Center, The Costs of Affordable Housing Production: Insights from California’s 9% Low-Income Housing Tax Credit Program,4 researched the cost to develop new affordable housing specifically funded under the Low-Income Housing Tax Credit (LIHTC) program. Costs per unit have risen 13 percent (after controlling for inflation) between 2016 and 2019, reaching $480,000 per unit. The per square foot costs have increased by 30 percent, with a cost of $700 per square foot in 2019. Affordable housing developments are subject to the same drivers of cost increases cited above; however, the complexity of financing, including additional requirements imposed by various sources, differing funding cycles, and the uncertainty of being awarded funding, adds additional burdens, delays, risk, and cost. Of the projects studied, 80 percent had four to eight sources of funding compared to market rate housing which usually consists of equity from an investment partner and debt in the form of a bank loan.

Financing
After ranging between 3.5 percent and 5 percent for the last decade, starting in November 2018 the weekly average interest rates for 30-year mortgages began trending steadily downward hitting an all-time low of

2.77 percent in August 2021. This decline was due to the Federal Reserve reducing Federal Funds rates in 2019 in response to concerns about the impact of trade conflicts between the United States and China.5 More significant cuts took place in March 2020 in response to the COVID-19 recession. However, from March 17, 2022 through February 2, 2023 the Federal Reserve reversed course and raised the Federal Funds rates eight times resulting in the rate increasing from 0.25 percent to 4.75 percent.

Incremental Federal Funds rate increases throughout 2022 were intended to address the overheated economy and high inflation. The influence of these increases on mortgage interest rates took effect very quickly while housing prices were continuing to escalate, albeit at a slower rate. The Joint Center for Housing Studies at Harvard University analyzed the impact of mortgage interest rate hikes on housing affordability by comparing various factors including interest rates, home price, and the annual income required to qualify.6 The analysis compared year over year from April 2021 to April 2022 and found that the change in interest rates from

3.06 percent to 4.98 percent combined with an increase in U.S. median home price from $340,700 to $391,200 resulted in a minimum household income of $107,600 being required in order to qualify, an increase of $28,000.

In the San Francisco-Oakland-Berkeley Core Based Statistical Area (CBSA), these numbers are much higher.

In this area the median home price was $1,507,182 in April 2022 and the income needed to qualify was $414,439.

It should be noted that the U.S. Department of Housing and Urban Development (HUD) Median Family 4 Carolina Reid, 2020. The Cost of Affordable Housing Production: Insights from California’s 9% Low-Income Housing Tax Credit Program, The Terner Center for Housing Innovation, University of California Berkeley, March. https://ternercenter.berkeley.edu/wpcontent/uploads/2020/08/LIHTC_Construction_Costs_2020.pdf 5 Taylor Tepper, Benjamin Curry, 2022. Federal Funds Rate History 1990 to 2022, Forbes Advisor, updated December 14. https://www.forbes.com/advisor/investing/fed-funds-rate-history/ 6 Daniel McCue, Across the Nation, Rising Prices and Increased Interest Rates Limits Access to Ownership, Joint Center for Housing Studies of Harvard University, August 10, 2022. https://www.jchs.harvard.edu/blog/across-nation-rising-prices-and-increased-interest-rateslimit-access-homeownership REVISED 2023-2031 HOUSING ELEMENT - HCD SUBMITTAL DRAFT - FEBRUARY 14, 2025

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Income (MFI) for Fiscal Year 2022 in the San Francisco Metro Area, which includes Pacifica and San Mateo County, was determined to be $166,000.7
Since April 2022, average mortgage interest rates have continued to climb from 4.98 percent to a high of

7.08 percent for the week ending October 27, 2022 (see Figure G-1).8 While average mortgage interest rates have reduced slightly to 6.12 percent for the week ending February 9, 2023, the future remains uncertain. The rate at which mortgage rates might decline depends on how quickly the rate of inflation moderates. However, there is agreement among the banking industry that rates are unlikely to reach the unprecedented lows of less than 3 percent for the foreseeable future.9
Figure G-1: Primary Mortgage Market Survey, U.S. Weekly Average Mortgage Rates from February 9, 2013 to February 9, 2023
Source: Freddie Mac, 2023. https://www.freddiemac.com/pmms Requests to Develop Less Than Allowed
The City is required to evaluate the actual development of sites listed in the previous Housing Element and determine if developers consistently request projects at densities lower than is allowed by the zoning designation. The following summary includes the required analysis.

Salada Avenue (Prior Site No. 15)
The site on Salada Avenue had a Medium Density Residential designation at time of Housing Element adoption that allowed up to three units on this 0.207-acre site. At time of Housing Element adoption, the site was owned by a single owner. However, subsequently, the four underlying lots were sold to three different owners and no contiguous ownership of the lots remained. The owner of one of the lots, Lot 37 (2.250 square feet) obtained City approval of a rezoning to High Density Residential and approval of one unit (the remaining three lots still 7 HUD User, FY 2022 Median Family Income Documentation System, accessed January 8, 2023. https://www.huduser.gov/portal/datasets/ il/il2022/2022MedCalc.odn?inputname=METRO41860MM7360*San+Francisco%2C+CA+HUD+Metro+FMR+Area&selection_ type=hmfa&year=2022&wherefrom=mfi&incpath=%24incpath%24 8 Freddie Mac, Primary Mortgage Market Survey, U.S. Weekly Average Mortgage Rates as of January 5, 2023. https://www.freddiemac.com/ pmms, accessed January 7, 2023.
9 Robin Rothstein, Mortgage Rate Predictions for 2023, Forbes Advisor, updated January 6, 2023. https://www.forbes.com/advisor/ mortgages/mortgage-interest-rates-forecast/
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Clarendon Road (Prior Site No. 22)
The site on Clarendon Road has a Low-Density Residential designation that allows up to 12 units on the

1.35-acre site. Subsequent to Housing Element adoption, the property owner applied for a subdivision of the single parcel. The City’s subdivision standards resulted in three lots due to the steep slope of the site. The project was approved with three single-family residences. 1335 Adobe (Prior Site No. 26)
The site at 1335 Adobe has a High-Density Residential designation that allows up to nine units on this small,

0.42-acre site. The project was approved with seven units.

Table F-5 in Appendix F shows that over the last five years, the approved density of multi-family projects has averaged 81 percent of the capacity allowed by the zoning designation. This is primarily due to the fact that the majority of sites are less than 0.5-acre which restricts the ability to maximize the allowable density.

2. GOVERNMENTAL CONSTRAINTS
Several actual and potential constraints upon housing maintenance, improvement, and development exist in Pacifica as a result of City regulations and procedures. They include:
 Land Use Controls
 Building Codes and Enforcement
 Planning and Development Fees
 Processing and Permitting Procedures
California Coastal ActLand Use Controls
The City of Pacifica mostly relies on two sources of authority to regulate all development, including housing – the General Plan and Zoning Regulations. The Land Use Element of the General Plan provides overarching guidelines for land categories and includes a map of assigned land uses. The Local Coastal Land Use Plan is a companion to the General Plan and contains additional provisions for land uses in the Coastal Zone. The Zoning Regulations (available on the city’s website in accordance with Gov. Code 65940.1 subd. (a)(1)(A)) also includes a map and contains detailed standards for development, regulating specific uses and imposing physical development standards. These development standards can impact the type and intensity of development, which can directly translate into the cost to maintain, improve, and develop housing units. In the event of any conflict, the provisions of the General Plan control.

General Plan
On July 11, 2022, the Pacifica City Council approved Resolution 45-2022, certifying an Environmental Impact Report (EIR), and adopting findings of fact, and statement of overriding consideration pursuant to the California Environmental Quality Act (CEQA) and adopting the City of Pacifica General Plan 2040. This action REVISED 2023-2031 HOUSING ELEMENT - HCD SUBMITTAL DRAFT - FEBRUARY 14, 2025

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was the culmination of a process which began in 2009 and included the simultaneous update of the Local Coastal Land Use Plan and Sharp Park Specific plan. The previous General Plan was approved in 1980.

While there had been a draft General Plan Update ready for adoption in 2015, the Council determined that additional community engagement was needed. Other community priorities postponed the effort until 2019 when staff convened a General Plan Outreach Committee, conducted multiple stakeholder interviews, and held community forums attended by 225 community members.

Land Use Designations determine the development capacity, allowed uses, and design expectations. A summary of the Pacifica Land Use Designations is found in Table G-2, below. The Land Use Diagram, Figure 4-3, from the City of Pacifica General Plan 2040 indicates where these designations are applied to land within the Planning Area.

TABLE G-2: LAND USE DESIGNATIONS
Land Use Designation Development Capacity General Uses
Transitional Open Space/
Residential TOSR 0.1 du/gross acre
Residential and recreation uses. Existing legal lots less than 10 acres are allowed to develop one dwelling unit
consistent with all other applicable zoning and development standard.

Open Space/Agriculture/
Residential OSAR 0.2 du/gross acre
Residential, agriculture, and recreation uses. Farm worker housing may be permitted on sites zoned for agriculture uses and shall not be included in density calculations for a site.

Very Low Density
Residential VLDR 0.2 to 2 du/gross acre Residential, residential care facilities, schools and community uses.

Low Density Residential LDR 3 to 9 du/gross acre
Residential, residential care facilities, schools and
community uses. Cluster or small-lot development and
standard subdivisions are allowed.

Medium Density
Residential MDR 10 to 15 du/gross acre
Mix of housing types, including small-lot and attached
single-family, apartments, duplexes, townhomes, and mobile home parks. Residential care facilities, schools, and
community uses.

High Density Residential HDR 16 to 21 du/gross acre
Multi-family apartments, stacked flats and townhomes. Sites of 5,000 sf or more are allowed 16 to 21 du/gross acre.

Sites of 0.5 acre or more may develop up to 30 du/gross acre. Residential care facilities, schools, and community uses.

Coastal Residential Mixed
Use CRMU
Up to15 du/gross acre 0.5
FAR non-residential

1.0 FAR Total
Vertical or horizontal residential mixed use within Coastal Zone, including residential and retail, and small-scale visitor-oriented commercial uses such as retail, vacation rentals or time-share units. Hotels prohibited. Coastal access and public open space required.

Mixed Use Neighborhood MUN
<5,000 sf: 10 to 15 du/gross
acre, 0.5 FAR nonresidential, 1.0 FAR Total
≥5,000sf: up to 30 du/gross
acre, 1.0 FAR nonresidential, 2.0 FAR Total
Vertical or horizontal residential mixed use, including multifamily with ground-floor retail, restaurant, personal service, office or housing. Public or community uses and hotels
allowed. Sites 0.5 acre or more may develop up to 30
du/gross acre.

Mixed Use Center MUC
< 5,000sf: 16 to 26 du/gross
acre, 0.5 FAR nonresidential, 1.0 FAR Total
≥5,000sf: 30 to 50 du/gross
High density mixed use, including public or community uses and hotels. Ground floor retail, restaurants, personal
service, office or housing.

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Land Use Designation Development Capacity General Uses
acre, 2.5 FAR non-residential

2.5 FAR Total
Retail Commercial RC 1.0 FAR Retail, restaurant and service uses. Office allowed on second floor.

Office/Commercial OC 1.5 FAR Office with retail and service uses.

Service Commercial SC 0.6 FAR Industrial and heavy commercial uses, such as auto repair, equipment rental, storage, materials salvage.

Visitor Serving
Commercial VC 3.0 FAR
Hotels, visitor attractions, interpretative or conference centers, restaurants, retail, services, commercial
recreation. Sites 2 acres or greater must include hotel, lower-cost overnight accommodation or visitor attraction.

Low Intensity Visitor
Serving Commercial LIVC 0.2 FAR
Uses that create public access to the coastal setting, and adapt to changing environmental conditions, such as
campgrounds, rustic lodging, concession stands, warming huts, outdoor event sites.

Public and Semi-Public PSP 1.0 FAR Public or private schools, libraries, police and fire stations, other civic and community uses.

Beach and Commuter
Parking BCP --- Public parking serving beach visitors and/or transit riders.

Utilities U 1.0 FAR Water tanks, communication facilities (including cellular), and other utilities serving the city.

Park P --- Public land for active recreation.

Conservation C ---
Publicly- or privately-owned open areas not intended for development.

Urban Reserve UR 0.1 du/gross acre
Lands outside the city limits, but within the Planning Area.

Agriculture and residential development on minimum
10-acre sites. Lots less than 10 acres may develop one
dwelling unit.

Source: City of Pacifica 2040 General Plan 2040.

Zoning Development Standards
The city’s main residential zoning districts are the R-1 (Single-Family Residential), R-1-H (Single-Family Hillside), R-2 (Two-Family Residential), R-3 (Multiple-Family Residential), R-3/L.D. (Multiple-Family Density Residential), R-3-G (Multiple-Family Residential Garden) and R-5 (High Rise Apartment) districts. The city’s zoning regulations also permit residential development in the C-1 (Neighborhood Commercial) and C-2 (Community Commercial) zoning districts as part of mixed-use commercial-residential projects. The Planned Development (P-D) district is also prevalent throughout Pacifica and allows for more flexibility in site design, including the relationship between buildings and open space. Uses are approved as part of a development plan, and the development standards are determined by the zoning district(s) most similar in nature to the proposed uses.

Table G-3 summarizes Pacifica’s residential development standards. The table includes standards for minimum lot size, minimum site area per unit, minimum setbacks, maximum height, maximum lot coverage, minimum landscaping, minimum open space, and minimum parking. The allowable densities for residential development are determined by the applicable Land Use Designation as set forth in the General Plan. The standards apply REVISED 2023-2031 HOUSING ELEMENT - HCD SUBMITTAL DRAFT - FEBRUARY 14, 2025

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to each of the city’s residential zoning districts; different standards apply to mixed-use developments within commercial zones.

TABLE G-3: DEVELOPMENT STANDARDS BY RESIDENTIAL ZONING DISTRICT Standard
Zoning Districta
R-1 R-1-H R-2 R-3 R-3/L.D. R-3-G R-5
Lot Area (min.) 5,000 sf 5,000 sf 5,000 sf 5,000 sf 7,500 sf 7,500 sf 5,000 sf Lot Area Per Dwelling Unit (min.)b 5,000 sf 5,000 sf 2,900 sf 2,075 sf 4,840 sf 2,300 sf 2,075 sf Lot Width (min.) 50 ft 50 ft 50 ft 50 ft 50 ft 60 ft 50 ft Front Setback (min.) 15 ft 15 ft 15 ft 15 ft 15 ft 15 ft 15 ft Front Setback to Garage (min.) 20 ft 20 ft 20 ft 20 ft 20 ft 20 ft 20 ft Side Setback – Interior (min.) 5 ft 5 ft 5 ft 5 ft 5 ft 5 ft 5 ft Side Setback – Exterior (min.) 10 ft 10 ft 10 ft 10 ft 10 ft 10 ft 10 ft Rear Setback (min.) 20 ft 20 ft 20 ft 20 ft 20 ft 20 ft 20 ft Maximum Lot Coverage 40% 40% 50% 60% 50% 50% 60%
Landscaped Area (min.) 20% 20% 20% 20% 25% 25% 20%
Usable Open Space Per Unit (min.) N/A N/A N/A 400 sf 450 sf 450 sf 400 sf Height (max.) 35 ft 35 ft 35 ft 35 ft 35 ft 35 ft 35 ft Parking Spaces (min.) 2 garage
spaces
2 garage
spaces
2 garage
spaces
1/studio

1.5/1 BR
2/2+ BR
1 guest/
4 units
Same
as R-3
Same
as R-3
Same
as R-3
a Regulations for area, coverage, density, yards, parking, height and open space for P-D District shall be guided by the regulations of the most similar zoning district(s).
b
Densities are controlled by the applicable Land Use Designation as shown on Figure 4-3, Land Use Diagram, in the Pacifica General Plan 2040.

Source: Title 9, Chapter 4, Pacifica Municipal Code.

Listed below are various types of residential uses allowed in the city and a description of the zoning districts in which they are permitted. The lower the density of development, the higher the per-unit cost of housing.

Single-Family Residential – The Zoning Regulations allows single-family residential development by-right in the R-1 and R-2 districts and subject to a conditional use permit in the R-3 and R-3-G districts.

The R-1 district includes most of the city’s established neighborhoods. It allows detached single-family residential development on lots of 5,000 square feet or greater. It is also possible to develop housing on lots of less than 5,000 square feet, subject to more restrictive regulations. The purpose of the R-1 district is to retain the low-density character of these areas and its development standards are structured accordingly.

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Packet Pg. 489 Attachment: Exhibit B to the Resolution. Draft Revised 2023-2031 Housing Element + Attachments (5882 : Adoption of the Revised 2023-2031 G-10 PACIFICA 2023-2031 HOUSING ELEMENT FEBRUARY 6, 2025 The R-2 district encourages the development of slightly denser, attached single-family housing that blends easily with single-family neighborhoods. The minimum lot size is 5,000 square feet and the minimum lot area per dwelling unit is 2,900 square feet. It permits single-family detached housing on lots of 5,800 square feet or less.

In both the R-1 and R-2 districts, a Coastal Development Permit is necessary if a development is within the Coastal Zone (CZ) Combining District.

Multiple-Family Residential – The Zoning Code allows multiple-family residential development in the R-3, R-3/L.D., R-3-G, and R-5 districts subject to a Site Development Permit and in the C-1 and C-2 districts subject to a Conditional Use Permit. A Coastal Development Permit is necessary if a development is within the CZ.

Pacifica’s multi-family residential districts vary only slightly. In each one, duplexes and multi-family dwellings are permitted, while single-family detached houses are permitted with approval of a Conditional Use Permit.

Multi-family residential zoning covers a significant area between the coastal bluff and Coast Highway at the north end of the city, sections of West Sharp Park, and other pockets of the city such as the Fairmont neighborhood near Hickey Boulevard and Gateway Drive.

Most of the recent large developments in Pacifica have been within the Planned Development (P-D) zoning district which is available to development sites of at least five contiguous acres (projects within the HPD (Hillside Preservation District) overlay zoning district are exempt from the 5-acre area requirement). The purpose of the P-D district is to allow diversification of the relationships of various buildings, structures, and open spaces in planned building groups, while ensuring substantial compliance with the district regulations and other provisions. The P-D section of the Zoning Code states that development standards shall be guided by the regulations of the zoning district most similar in nature to the proposed use. The benefit of this district is that the flexibility can allow more creative design and, in some cases, has resulted in new parks and open space.

Parking Standards
Parking can account for a substantial share of residential development expenses. Surface parking, the least expensive parking option, can occupy substantial portions of a development site, rendering the underlying areas unsuitable for other development. Covered parking, especially garage parking, is more expensive to construct and to incorporate into the architecture of the associated structure. Parking structures, the most expensive parking option, can allow development above or below the parking area, but require substantial engineering and construction resources.

The Zoning Regulations set different parking requirements depending on the type of housing development.

Single- and two-family structures have a parking requirement of two garage spaces per unit. Attached or detached garages satisfy this requirement. Multi-family structures, including apartments, townhouses, and condominiums, have parking standards that vary by the size of the units. Standards range from one parking space per studio unit to two spaces for units with two or more bedrooms. Every four units require a guest parking space. At least one of the required spaces for each unit must be in a garage or carport. A carport is less expensive to construct than a garage space, which can make a housing unit more affordable.

The Zoning Regulations do not allow tandem parking to satisfy parking requirements except for Accessory Dwelling Units (ADUs) and mobile home parks, which can further add to development costs on smaller lots or those with unique design challenges. The Zoning Regulations do, however, reduce parking requirements for REVISED 2023-2031 HOUSING ELEMENT - HCD SUBMITTAL DRAFT - FEBRUARY 14, 2025

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housing especially designed for occupancy by persons of 62 years of age or more (one space for every two units, and one guest parking space for each five units). This reduction can reduce the cost of senior housing development. Less restrictive parking requirements also exist for mobile home parks, lodging and boarding houses, and projects with affordable units which help to reduce the housing unit development costs.

Clustered Housing Standards
The Zoning Regulations’ Residential Clustered Housing Development Standards apply to condominiums, community apartments, stock cooperatives, zero lot line projects, and similar developments. Clustered housing standards impose additional requirements on such developments to ensure high-quality site design and resident amenities. Additional requirements imposed on clustered housing, but which do not automatically apply to multi-family rental housing, include minimum amounts of usable open space, private open space, building separation, laundry facilities private storage, and individual utility metering. Furthermore, every clustered housing development must undergo a discretionary review process for a Conditional Use Permit and Site Development Permit, unless the site is within the P-D zoning district (which has its own process for discretionary review). The elevated level of design and lengthy processing required by the clustered housing standards result in greater development costs per housing unit.

Typical Densities for Development
Appendix F – Sites Inventory, includes a detailed description of actual approved densities for recent residential projects in the City of Pacifica (Table F-4). Overall, these projects have not developed at maximum density allowed but on average, develop at 81 percent of maximum density. This was incorporated into the assumptions and methodology used to calculate future potential development in the site inventory, which estimates development capacity at 81 percent of actual allowed density under the new zoning program. Market feasibility, especially for higher density sites in the inventory have not been tested in the City of Pacifica.

Park Dedication Fees
On April 25, 2022, the Pacifica City Council approved Resolution 19-2022 setting updated charges for the Park Facilities Impact Fee and the Quimby Act Parkland dedication requirements and in lieu fees imposed on new development. The new fees were codified by Ordinance 878-C.S. adopted on May 9, 2022. These fees had not been updated since 2012, and the increase in the cost of land as well as the cost of providing public facilities to serve new development have increased significantly. To illustrate, the combined park land and improvement fee for a two-bedroom dwelling went from the 2012 rate of $5,181 to a 2021 rate of $36,842. The City Council did approve a reduction in fees for affordable housing with moderate-income units being subject to 75 percent of the maximum fee, low-income units subject to 25 percent of the maximum fee, and very low-income units being completely exempt from the fee.

Inclusionary Zoning Ordinance
The City Council enacted the city’s Below Market Rate (Inclusionary) Program (i.e., Inclusionary Ordinance), codified in Pacifica Municipal Code Title 9, Article 47, with Ordinance No. 746-C.S. in May 2007. It establishes requirements for housing developers to provide housing units affordable to a range of income levels under certain circumstances. The Inclusionary Ordinance applies to all residential developments of eight or more units, lots, or parcels, including those in which eight or more units will be added to existing projects. Projects subject to the requirement must ensure at least 15 percent of all units, lots, or parcels are affordable to households with very low, lower, or moderate incomes.

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Packet Pg. 491 Attachment: Exhibit B to the Resolution. Draft Revised 2023-2031 Housing Element + Attachments (5882 : Adoption of the Revised 2023-2031 G-12 PACIFICA 2023-2031 HOUSING ELEMENT FEBRUARY 6, 2025 The Inclusionary Ordinance establishes affordability as follows:
 The first required below-market rate (BMR) unit and at least 50 percent of the required BMR units shall be restricted to occupancy by lower-income households and the remaining required BMR units shall be restricted to occupancy by moderate-income households. The developer has the right but is not required to increase the percentage of lower-income household BMR units.

The City approves sales prices and rental rates to ensure their affordability to low-, lower-, or moderate-income individuals and families. The Inclusionary Ordinance also establishes minimum periods of affordability of 45 years for ownership units and 55 years for rental units, in addition to other use restrictions.

The Inclusionary Ordinance requires on-site construction of all required units. However, PMC sec. 9-4.4706 provides for alternatives to on-site construction when the purposes of the Inclusionary Ordinance would be better served by implementation of the proposed alternative and the proposed alternative would meet the greatest community needs at that time. Alternatives allowed by the Inclusionary Ordinance include off-site construction, land dedication in-lieu of construction, payment of a fee in-lieu of construction, or a combination of these alternatives.

The City of Pacifica has reasonably administered the Inclusionary Ordinance to facilitate housing development for all income levels. One important example includes the Harmony at One subdivision approved in November 2007. The project included 14 residential units, and was required under the Inclusionary Ordinance to provide two units to be constructed on-site. Approximately six years later, prior to construction of any subdivision improvements or housing units in the project, the developer approached the City to request after-the-fact approval of fee payment in-lieu of on-site construction. Based on the developer’s request and analysis of the justification provided, the City in 2013 approved the in-lieu fee payment. This demonstrates the City’s practice of facilitating the development of housing for all income levels while also ensuring the requirements of the Inclusionary Ordinance are met.

In addition to flexible alternatives, the Inclusionary Ordinance also provides that any project subject to its provisions automatically qualifies for the density bonus and additional incentive under Article 41 of Chapter 4 of Title 9 of the PMC. Therefore, in combination with the allowance of alternatives to on-site construction, the automatic eligibility for a density bonus and additional incentive provide flexibility to allow a developer to tailor a project to meet its financial objectives while also satisfying the Inclusionary Ordinance’s requirements.

Therefore, there is no evidence that the City of Pacifica’s Inclusionary Ordinance is a constraint on the development of housing for all income levels. Instead, the Inclusionary Ordinance is inherently flexible to meet developer and community needs, and provides additional incentives including automatic density bonus eligibility to ensure the feasibility of housing projects for all income levels. In addition, the Inclusionary Ordinance’s 15 percent dedication requirement is below the threshold for ordinance review by HCD provided in Assembly Bill (AB) 1505 (Government Code Section 65850.01).

Zoning for a Variety of Housing Types
Housing Element law specifies that jurisdictions must identify adequate sites to be made available through appropriate zoning and development standards to encourage the development of various types of housing for all economic segments of the population, including single-family housing, multi-family housing, manufactured housing, mobile homes, emergency shelters, and transitional housing, among others. Table G-4 summarizes the permitted housing types by zone.

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TABLE G-4: HOUSING TYPES PERMITTED BY ZONE
Land Use R-1 R-1-H R-2 R-3
R-3/
L.D. R-3-G R-5 A
Accessory Dwelling Units P* P* P* P* P* P* P* NP
Single-Family P P P* C C C C P*/C
Multi-Familya NP NP P P P P P NP
Transitional and Supportive Housinga -- -- -- -- -- -- -- -- Employee Housing (6 or fewer persons)a -- -- -- -- -- -- -- C Special Care Facilities (6 or fewer persons) P P P P P P P NP Special Care Facilities (7 or more persons) C C C C C C C NP Emergency Sheltersa -- -- -- -- -- -- -- --
Low-Barrier Navigation Centersa -- -- -- -- -- -- -- -- Child Daycare Home (12 or fewer) P P P P P P P NP
Child Daycare Home (more than 12) NP NP C C C C C NP
Single-room Occupancy Units NP NP NP C NP C C NP
KEY: P=Permitted, P*=Permitted with Specific Standards, C=Conditional Use, NP=Not Permitted a See Program HE-I-14.

Source: Title 9, Chapter 4, Pacifica Municipal Code.

Manufactured and Factory-Built Housing
Gov. Code Section 65852.3 requires that cities allow installation of certified manufactured homes on foundation systems on lots zoned for conventional single-family residences, and Gov. Code Section 65852.4 generally requires that manufactured homes be subject to the same land use regulations as conventional homes. In addition, Gov. Code Section 65852.7 deems mobile home parks a permitted use on all land planned and zoned for residential use; but does allow local jurisdictions to require a use permit.

The City enacted its Manufactured Housing Ordinance in January 1982. A manufactured house is a structure comprising two or more modules, including mobile homes, which are manufactured off-site and later assembled or installed on a property. Manufactured housing, by virtue of being mass-produced, can be significantly less expensive to develop and to purchase than traditional single-family structures. The design of manufactured housing has improved greatly in recent years and is a viable option for many lower-income residents. The City’s main requirement for manufactured housing is that it meets all CBC requirements so that the housing is safe.

The City’s development standards allow construction of manufactured housing in any zoning district that permits single-family dwellings. The R-1 (Single-Family Residential) zoning district, and the R-2 (Two-Family Residential) on parcels less than 5,800 square feet in area, single-family dwellings are permitted by-right, and a property owner or developer may construct manufactured housing without undergoing discretionary review.

In the R-3 (Multiple-Family Residential) zoning district, single-family dwellings—including manufactured housing—require a Conditional Use Permit.

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Packet Pg. 493 Attachment: Exhibit B to the Resolution. Draft Revised 2023-2031 Housing Element + Attachments (5882 : Adoption of the Revised 2023-2031 G-14 PACIFICA 2023-2031 HOUSING ELEMENT FEBRUARY 6, 2025 Accessory Dwelling Units
Pacifica has adopted zoning regulations for Accessory Dwelling Units (ADUs) and Junior ADUs in compliance with Gov. Code Sections 65852.2 and 65842.22. ADUs are permitted, subject to development standards, on any site zoned for residential use as a permitted use, or any site zoned for commercial use which allows residential use as a permitted use or for which a permit has been issued to authorize a residential use. ADUs are accessory to a primary dwelling unit and may not be granted a certificate of occupancy before the primary dwelling unit. While either the primary dwelling unit or ADU may be rented, the minimum rental term for an ADU is 30 consecutive days. Detached ADUs are limited to a maximum floor area of 1,200 square feet, and generally may not exceed 25 feet in height or the height of the primary dwelling unit, whichever is less. An attached studio or one-bedroom ADU is limited to a maximum floor area of 850 square feet or not more than 50 percent of the floor area of the primary dwelling unit. For a two-bedroom ADU, the maximum floor area is 1,000 square feet or not more than 50 percent of the primary dwelling unit. Junior ADUs are contained entirely within the primary dwelling unit, and while they can function independently or the primary dwelling unit by providing provisions for sleeping, eating, cooking and sanitation, they are allowed to share sanitation facilities with the primary dwelling unit.

Transitional and Supportive Housing
Gov. Code Section 65651 requires that Transitional and Supportive Housing be a use by right in zones where multi-family and mixed uses are permitted, including nonresidential zones permitting multi-family uses, if the proposed housing development satisfies certain requirements, including:
(1) Units within the development are subject to a recorded affordability restriction for 55 years. (2) One hundred percent of the units, excluding managers’ units, within the development are restricted to lower-income households and are or will be receiving public funding to ensure affordability of the housing to lower-income Californians. For purposes of this paragraph, “lower-income households” has the same meaning as defined in Section 50079.5 of the Health and Safety Code. The rents in the development shall be set at an amount consistent with the rent limits stipulated by the public program providing financing for the development.
(3) At least 25 percent of the units in the development or 12 units, whichever is greater, are restricted to residents in supportive housing who meet criteria of the target population. If the development consists of fewer than 12 units, then 100 percent of the units, excluding managers’ units, in the development shall be restricted to residents in supportive housing. (4) The developer provides the planning agency with the information required by Section 65652. (5) Nonresidential floor area shall be used for on-site supportive services in the following amounts:
(A) For a development with 20 or fewer total units, at least 90 square feet shall be provided for on-site supportive services.
(B) For a development with more than 20 units, at least 3 percent of the total nonresidential floor area shall be provided for on-site supportive services that are limited to tenant use, including, but not limited to, community rooms, case management offices, computer rooms, and community kitchens.

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(6) The developer replaces any dwelling units on the site of the supportive housing development in the manner provided in paragraph (3) of subdivision (c) of Section 65915. (7) Units within the development, excluding managers’ units, include at least one bathroom and a kitchen or other cooking facilities, including, at minimum, a stovetop, a sink, and a refrigerator.

The Pacifica Zoning Regulations do not currently address Transitional or Supportive Housing uses. Program HE-I-14 “State and Federal Law Conformance” will amend the Zoning Regulations in compliance with Gov.

Code Section 65651 and the City will apply the Code directly in the interim.

Employee and Farmworker Housing
Currently, the Pacifica Zoning Regulations only allow employee housing in the Agricultural District subject to obtaining a Conditional Use Permit. Program HE-I-14 will amend the Zoning Regulations in compliance with Health and Safety Code Sections 17021.5 and 17021.6. However, Section 9-5.07 of the Pacifica Municipal Code (PMC) requires that any amendments to the Agricultural District be approved by a vote of the people, in addition to the procedure set forth in PMC Title 9, Chapter 4, Article 35, before they become effective. In the interim, the City of Pacifica will apply Health and Safety Code Sections 17021.5 and 17021.6 directly to allow ministerial (“by right”) approval of employee housing for six or fewer employees in the same manner as singlefamily dwellings in the same zone; and will treat employee housing with more than 36 beds or 12 units/spaces as an agricultural use.

Under Program HE-I-14 the City will also review existing zoning code definition for “Boardinghouse” or “Rooming House” which currently requires a conditional use permit and is defined as a dwelling other than a hotel where lodging and meals for five or more persons are provided for compensation. The City will amend zoning code if necessary to encourage the production of housing for extremely low-income households, including farmworkers.

Special Care Facilities
Health and Safety Code Sections 1267.8, 1566.3, and 1568.08 require local governments to treat licensed group homes and residential care facilities with six or fewer residents no differently than other by-right single-family housing uses. Pacifica’s Zoning Regulations define “Special Care Facility" to mean a State-authorized certified or licensed family care home, foster home, or group home serving mentally disordered or otherwise handicapped persons, dependent and neglected children, or elderly persons on a 24-hour-per-day basis. “Special Care Facility” shall also include 24-hour shelters for victims of family violence, homeless persons, or other need categories.

Special Care Facilities serving six or fewer persons are permitted in all zoning districts that permit single-family dwellings and are not subject to any additional standards. For those facilities serving more than six persons, a use permit is required, in addition to meeting the following criteria:
 Separation of 500 radial feet from the perimeter of the property to any other Special Care Facility. If other facilities are located within 500 radial feet, the Planning Commission may determine facility overconcentration if impacts in the area are considered significant.  Compliance with Federal, State and local law.

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Packet Pg. 495 Attachment: Exhibit B to the Resolution. Draft Revised 2023-2031 Housing Element + Attachments (5882 : Adoption of the Revised 2023-2031 G-16 PACIFICA 2023-2031 HOUSING ELEMENT FEBRUARY 6, 2025  Submission of written notice to the City Manager within seven days of any suspension or revocation of State license.
 Inclusion of common dining and living areas.
 Provision of a minimum of 100 square feet or usable open space per resident. Indoor common living areas and amenities may comprise up to 75 percent of the required open space area.  Provision of outdoor areas designed to provide amenities and recreational areas compatible with the needs of the residents.

Emergency Shelters
An emergency shelter is defined by the California Health and Safety Code (Section 50801[e]) as “housing with minimal supportive services for homeless persons that is limited to occupancy of six months or less by a homeless person. No individual or household may be denied emergency shelter because of an inability to pay.” Gov. Code Section 65583(a)(4)(A) requires the identification of one or more zoning designations that allow residential uses, including mixed uses, where emergency shelters are allowed as a permitted use without a conditional use or other discretionary permit and that are suitable for residential uses. The City has already begun to implement Program H-I-14 to amend the Zoning Regulations to come into compliance with Gov.

Code Section 65583(a)(4)(A) through (J).

The City Council is scheduled to adopt an Emergency Shelter Ordinance on December 11, 2023. The ordinance designated the C-2 (Community Commercial) zoning district as the zoning designation to permit emergency shelters by right to satisfy the requirements of State law. The C-2 zoning district allows residential uses subject to approval of a conditional use permit and allows various visitor-serving and commercial uses such as retail stores, offices, personal and business service establishments, and restaurant uses that serve the community. The C-2 zoning district is the most suitable zone to accommodate emergency shelters as the district is located within proximity of transit, amenities and services that could contribute to individuals utilizing an emergency shelter facility.

The proposed amendments would enact a new Article 53 to Chapter 4 (Zoning) of Title 9 (Planning and Zoning) of the PMC concerning emergency shelters in order to comply with requirements of State law under California Government Code section 65583.

Emergency shelters would provide housing with minimal supportive services that is limited to occupancy of up to six months by persons who are homeless, victims of domestic violence, individuals and households made temporarily homeless due to natural disasters or other persons requiring temporary housing. The text amendment defines emergency shelters to be consistent with subdivision (e) of Section 50801 of the California Health and Safety Code and per AB 2339 expands the definition to include other interim interventions, such as a navigation center, bridge housing, and respite or recuperative care.

The text amendment requires emergency shelters to be consistent with the development regulations of the C-2 Zoning District and design standards of existing parking areas consistent with PMC Section 9-4.2817. Any modifications to the development regulations shall be permitted subject to approval of a use permit to be reviewed and approved by the Planning Commission. Additionally, the amendment would include updating Section 9-4.2818 of Article 28 (Off-Street Parking and Loading) to designate parking for employees or REVISED 2023-2031 HOUSING ELEMENT - HCD SUBMITTAL DRAFT - FEBRUARY 14, 2025

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volunteers on duty when the shelter is open to individuals utilizing the emergency shelter. One parking space per employee or volunteer would be required for each emergency shelter facility.

The San Mateo County 2022 Point In Time Homeless Count indicated that approximately 161 individuals were experiencing unsheltered homelessness in the City of Pacifica. Based on this data, the City should demonstrate that there is enough land (adequate sites) to accommodate the need for emergency shelters by multiplying 161 people experiencing homelessness by 200 square feet. This would result in approximately 0.74 acres of land area that would be needed to accommodate potential emergency shelters. Staff has identified a combination of vacant and nonvacant sites in the C-2 zoning district that would comply with this land area. Additionally, an action included in Program HE-I-10 “Strengthen Services for People At-Risk of Experiencing Homelessness” to evaluate the capacity for one year-round shelter to ensure the C-2 district can meet the need.

The C-2 zoning district includes approximately 45 acres on 15 parcels, ranging in size from 0.11 acres to 30.32 acres (Attachment C). These sites are developed, many with community commercial uses identified as permitted and conditionally permitted uses in the C-2 zoning district. There is property along Oceana Blvd with a vacant tenant space. There are also multiple developed properties that contain office and commercial uses that have an improvement to land value (ILV) ratio of less than 0.5. ILV was identified as one indicator to be used to determine redevelopment potential. The ILV consists of the value of any improvements on a parcel divided by the value of the land within the parcel boundaries. The ILV ratio indicates which parcels are underutilized from a development perspective, with a lower ILV ratio indicating greater potential for redevelopment because the value of existing improvements (i.e., buildings) is less than the value of the underlying land. Therefore, based on the analysis performed, nonvacant sites identified in the C-2 zoning district are suitable sites for potential development or conversion to accommodate an emergency shelter facility.

The C-2 zoning district has three vacant parcels ranging in size from 0.13 acres to 1.56 acres. Of the three, staff has identified one vacant parcel (APN 018-140-040) in the C-2 zoning district that can accommodate an emergency shelter as this parcel is vacant, habitable, and in proximity to public transit, amenities, and services.

The parcel is a total of 1.56 acres and can provide capacity for up to 20 beds or persons, by assuming the permitted number of beds or persons to be housed per the proposed development standards for an emergency shelter. Additionally, using the assumption of 200 square feet per person, the City has at least 32,200 square feet (0.74 acres) available for an emergency shelter facility at this single vacant parcel. Therefore, the city has enough capacity in this zone to accommodate emergency shelter facilities either on vacant or nonvacant sites.

Low Barrier Navigation Centers
Gov. Code Section 65660 defines “Low Barrier Navigation Center” as a Housing First, low-barrier, service enriched shelter focused on moving people into permanent housing that provides temporary living facilities while case managers connect individuals experiencing homelessness to income, public benefits, health services, shelter, and housing. “Low Barrier” means best practice to reduce barriers to entry. A Low Barrier Navigation Center is a use by right in areas zoned for mixed use and non-residential zones permitting multi-family uses, provided the development complies with the requirements set forth in Gov. Code Section 65662.

At this time, the Pacifica Zoning Regulations do not address Low Barrier Navigation Centers. Program HEI-14 will amend the Zoning Regulations in conformance with Gov. Code Sections 65660 through 65666 and apply these provisions directly during the interim.

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Packet Pg. 497 Attachment: Exhibit B to the Resolution. Draft Revised 2023-2031 Housing Element + Attachments (5882 : Adoption of the Revised 2023-2031 G-18 PACIFICA 2023-2031 HOUSING ELEMENT FEBRUARY 6, 2025 Single-Room Occupancy Units
Currently, Single-Room-Occupancy (SRO) is not specifically identified as a separate allowed use in the Pacifica Municipal Code. A single-room occupancy unit falls within the definition of “boardinghouse” as defined in the Pacifica Zoning Regulations. “Boardinghouse” is defined as a dwelling other than a hotel where lodging and meals for five or more persons are provided for compensation and is permitted as a conditional use in the R-3, R-3-G, and R-5 zoning districts.

While the City has not denied any applications for SRO units in the last planning element cycle, it has included an action under Program HE-I-14 to consider an amendment to the zoning and building codes to facilitate and encourage new SRO construction. This would include adding a definition and use of single-room occupancy and the identification zoning districts where SROs will be permitted consistent with state law. A morestreamlined entitlement process helps in providing greater predictability in the approval and development of new SROs.

Housing for Persons with Disabilities
This section analyzes governmental constraints on the development, improvement, and maintenance of housing for persons with disabilities. Gov. Code Section 65583 requires housing elements address and where appropriate and legally possible, remove governmental constraints to the maintenance, improvement, and development of housing for persons with disabilities.

The City maintains conformance with the latest State disability access requirements, through the regular adoption of the California Building Standards Code every three years. Compliance for individual projects is confirmed by the City through the Building Permit review process, when plan checkers verify development meets applicable disability access requirements.

In August 2019 the city amended Chapter 4 (Zoning) of Title 9 (Planning and Zoning) of the PMC to add a new Article 51 (Reasonable Accommodation) to establish a procedure for requesting reasonable accommodation in the City’s land use and zoning regulations for persons with disabilities as protected by Fair Housing Laws. The new regulations were prepared based in part on the California Department of Housing and Community Department’s “model ordinance” and reasonable accommodation ordinances adopted in other California jurisdictions. Staff then tailored the proposed ordinance to meet Pacifica’s particular needs. The amendments provide a process to address regulatory barriers that would otherwise prevent an individual with a disability from accessing equal housing opportunities. A reasonable accommodation would allow for modifications that would provide a suitable housing environment for disabled residents.

The City’s ordinance includes the following general provisions:
 A request for reasonable accommodation from land use or zoning regulations, policies, procedures, or practices may be filed at any time that the accommodation is necessary to ensure equal access to housing.

Examples include, but are not limited to, reduced setbacks for accessibility improvements; reduced minimum landscaping coverage for hardscape additions, such as widened driveways, parking areas or walkways; or protected tree removal to allow construction of accessibility features.

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 Where improvements or modifications approved through a reasonable accommodation would generally require a variance or a parking exception, the reasonable accommodation shall satisfy this requirement and a variance or parking exception shall not be required.
 If an individual with a disability needs assistance in making a request for reasonable accommodation, the City will endeavor to provide the assistance necessary to ensure that the process is accessible to the requestor.
 Reasonable accommodation requests are considered by the Zoning Administrator, who is a City staff member (typically the Planning Director).

The process and findings for reasonable accommodation applications involve the following:
 The applicant is provided a form to identify the Zoning Code provision, regulation or policy from which accommodation being requested, and to provide the basis for the claim and why the accommodation is necessary.
 Any information identified by a requestor as confidential shall at all times be retained in a manner so as to respect the privacy rights of the requestor and shall not be made available for public inspection, unless required by law.
 A request for reasonable accommodation shall be reviewed by the Zoning Administrator without a public hearing pursuant to Section 9-4.3802 when no other discretionary approval is sought.  The Zoning Administrator shall make a written determination on a reasonable accommodation request within 45 days of finding the information related to the request complete when no discretionary approval is sought. The Zoning Administrator shall make its determination of the reasonable accommodation request without issuing a public notice and without conducting a public hearing.  There shall be no fee for the first eight hours of City staff time processing a reasonable accommodation request under this article. Fees for staff time in excess of this allowance, or for costs associated with other studies required pursuant to a request, shall be charged in accordance with the hourly rate as set forth in the fee schedule, as adopted by City Council, and shall require a deposit submitted by the requestor. A requestor may seek a reasonable accommodation for payment of fees in excess of the eight hour allowance.

The reviewing authority shall issue a written decision to grant, grant with modifications, or deny a request for reasonable accommodation which shall be consistent with fair housing laws and based on the following factors:

1. That the housing which is the subject of the request for reasonable accommodation will be used by an individual with disabilities protected pursuant to fair housing laws;

2. That the requested accommodation is necessary to make housing available to an individual with disabilities protected under the fair housing laws, and alternatives that may provide an equivalent level of accommodation while complying with applicable land use or zoning regulations, policies, procedures, or practices are infeasible;

3. That the requested reasonable accommodation would be constructed in a manner that is architecturally compatible with the subject property, to the maximum extent practicable, while still achieving the required functionality of the reasonable accommodation;

4. That the requested reasonable accommodation would not impose an undue financial or administrative burden on the City;
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5. That the requested reasonable accommodation would not constitute a fundamental alteration of the City's land use or zoning regulations, policies, procedures, or practices, including the Local Coastal Program, as applicable;

6. That the requested reasonable accommodation would not have significant adverse impacts on coastal resources; and

7. That the requested accommodation would not, under the circumstances of the particular case, materially adversely affect the health or safety of persons residing or working in the neighborhood of the subject property and will not, under the circumstances of the particular case, be materially detrimental to the public welfare or injurious to property or improvements in the area.

The factors for consideration of a reasonable accommodation request do not serve as deterrents to housing accessibility. Since adoption of the ordinance in 2019, the City has received requests for reasonable accommodations and not denied any reasonable accommodation requests under the ordinance. Here is an examples of how these factors might be applied in practice:

A person with a disability requests reasonable accommodation to allow them to build a ramp on their home to facilitate wheelchair access. The City would consider the following factors:
 Is the person with a disability protected under fair housing laws? (Yes)  Is the ramp necessary to make the home accessible to the person with a disability? (Yes)  Are there any other feasible alternatives that would provide an equivalent level of accommodation? (No)  Would the ramp be architecturally compatible with the home? (Yes)  Would the ramp impose an undue financial or administrative burden on the city? (No)  Would the ramp constitute a fundamental alteration of the city's land use or zoning regulations? (No)  Would the ramp have significant adverse impacts on coastal resources? (No) Since all six of these factors are met, the City would be required to grant the reasonable accommodation request and allow the person with a disability to build the ramp on their home. Based on Pacifica’s built environment and common types of coastal resources, it is exceedingly unlikely that a reasonable accommodation request would be denied due to a significant adverse impact on coastal resources. Most reasonable accommodation requests entail construction of ramps to facilitate wheelchair entry in a residence (as in the example above), or construction of larger interior living spaces to enable wheelchair maneuver. Both of these examples entail reducing generally applicable setback requirements to allow improvements closer to the property line. Because these improvements would be undertaken on already developed properties, where ornamental landscaping for yard areas or paving for driveway areas already exist, the potential for any coastal resource impacts is very low, and the potential for significant adverse impacts on coastal resources is effectively nonexistent. Therefore, incorporating a required finding that the reasonable accommodation does not negatively impact coastal resources is not a constraint to building housing for people with disabilities but rather ensures that accessibility needs harmonize with the California Coastal Act requirement to preserve and protect sensitive coastal environments.

Definition of Family
The Pacifica Zoning Regulations currently define “family” as “one or more persons occupying a premises and living as a single housekeeping unit, as distinguished from a group occupying a hotel, club, or fraternity or sorority house. A family shall be deemed to include necessary servants.” Program HE-I-2 “Zoning REVISED 2023-2031 HOUSING ELEMENT - HCD SUBMITTAL DRAFT - FEBRUARY 14, 2025

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Modernization and Streamlining” would remove the reference to “family” for purposes of use descriptions and calculating density and replace it with the more neutral term “single housekeeping unit.” The definition is consistent with State law, which requires that the definition of family to not distinguish between related and unrelated persons and does not impose a numerical limit on the number of people who constitute a family in order to prevent discrimination of the siting of group homes.

Housing Element Program Conformance with State Law states that “Revise use and density descriptions regarding the term “Family” within the zoning regulations. The definition of family will affirm persons with disabilities are not subject to any potential special regulations such as the number of persons, population types, licenses, higher discretionary standards or other requirements that do not apply to other residential uses in the same zoning district.”
Conformance with the Requirements of SB 330
SB 330 prohibits local jurisdictions from enacting new laws that would have the effect of reducing the legal limit on new housing within their borders or delaying new housing via administrative or other regulatory barriers. The City of Pacifica is consistent in its application of SB 330, and housing developments for which a preliminary application is submitted in compliance with applicable General Plan and zoning standards are subject only to the development standards and fees that were applicable at the time of submittal.

Conformance with the Requirements of SB 9
The Pacifica City Council approved Resolution 11-2022 on February 28, 2022 adopting interim guidance, ruless and regulations to implement SB 9, and directing the preparation of an ordinance implementing SB 9.

Program H-I-14 includes the prepration of the implementing ordinance.

Conformance with the Requirements of SB 35
Currently, the City of Pacifica has not approved a process to accommodate SB 35 streamline application.

Program H-I-14 includes the adoption of an ordinance and administrative procedures to implement SB 35.

Growth Control Ordinance
In January 1982, the Pacifica City Council adopted Ordinance No. 322-C.S., an initiative ordinance known as the “Growth Control Ordinance” (GCO) which provided for controlled residential growth through 1992. A series of ordinances have extended growth control policies to the present day. Most recently, Ordinance 880- C.S. was adopted by the Pacifica City Council on May 23, 2022, extending the GCO through June 30, 2027.

However, it was acknowledged that SB 330, the Housing Crisis Act of 2019, prohibits cities from adopting or implementing any provisions that would limit the number or require some sort of numerical allocation for housing development permits. Therefore, while the GCO technically remains in effect, it is preempted by SB 330 until its expiration or repeal (currently January 1, 2025) and may not be implemented.

REVISED 2023-2031 HOUSING ELEMENT - HCD SUBMITTAL DRAFT - FEBRUARY 14, 2025

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Packet Pg. 501 Attachment: Exhibit B to the Resolution. Draft Revised 2023-2031 Housing Element + Attachments (5882 : Adoption of the Revised 2023-2031 G-22 PACIFICA 2023-2031 HOUSING ELEMENT FEBRUARY 6, 2025 Building Codes and Enforcement
Building Codes
State law requires local agencies, including the City of Pacifica, to enforce the California Building Code (CBC) and other construction-related codes when reviewing and inspecting new developments and modifications to existing developments. On November 14, 2022, the Pacifica City Council adopted the 2022 California Building Standards Code (Building Code, Mechanical Code, Plumbing Code, Electrical Code, International Property Maintenance Code, Energy Code, Green Building Code, Residential Code, Historical Buildings Code, Existing Buildings Code, Reference Standards Code of the Pacifica Municipal Code) and 2022 California Fire Code with Local Amendments, including amendments to require building electrification, underground utility installation, and expanded geotechnical hazard evaluation. The factors unique to Pacifica which were used to justify the adoption of the local amendments include: the circulation pattern which consists largely of dead-end local streets connecting to Coast Highway and steep topography limiting access during emergencies, seismic impacts from the San Andreas, Loma Prieta, and Seal Cove faults, risk of wildfire due to overhead utility lines, and climate change which has modified rainfall patterns, increased the frequency and severity of localized flooding, and amplified coastal wave action leading to more erosion.

The local amendments modify the CBC and California Residential Code (CRC) to require underground utilities in all new buildings and when an existing line is upgraded. Exceptions are allowed if the undergrounding would require: 1) trenching and repaving of a street with paving less than one -year-old, 2) trenching more than 500 feet (only the first 500 feet from the building must be underground), or 3) the servicing utility has issued a notice that undergrounding is impractical or impossible and they refuse to provide service. The local amendments also require an expanded geotechnical hazard assessment for any site located within a geologic or seismic hazard zone mapped by the California Geologic Survey or adopted in the Pacifica General Plan. It is possible for a registered design professional to seek a waiver from the requirement to construct project design features that would minimize potential off-site geotechnical hazards if the construction costs of these features would be disproportionate to the cost of the overall project.

The Green Building Code was also modified to eliminate the exception from all-electric building construction for cooking appliances and fireplaces in residential buildings, public agency owned and operated emergency centers, and accessory dwelling units. In addition, the installation or use of natural gas for any purpose in an all-electric building constructed after January 1, 2023, is prohibited, except for for-profit restaurants. Standards for the installation of Electric Vehicle (EV) parking circuits for single-family, multi-family and non-residential uses were also established.

Code Enforcement
Code enforcement is accomplished through the review of proposed building plans to assure compliance with adopted building and energy codes, as well as periodic inspections conducted throughout the construction process. Title 8, Chapter 5, of the PMC, adopts the International Property Maintenance code by reference, in order to assure properties are maintained in a sanitary and safe condition. In addition, Pacifica has adopted public nuisance provisions as PMC Title 4, Chapter 25, to establish guidelines and procedures for the correction of property maintenance violations and nuisances.

Enforcement is conducted on a complaint-driven basis. Complaints may be submitted by email, facsimile or by calling designated staff. City staff prioritize resolution of code violations by educating the respondent regarding REVISED 2023-2031 HOUSING ELEMENT - HCD SUBMITTAL DRAFT - FEBRUARY 14, 2025

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the applicable regulations and providing options for resolution. When out in the field conducting inspections, code enforcement staff do not proactively seek out violations. However, if conditions are noted which could result in a potential life safety impact, the violations are documented, and the case is prioritized for additional action. Program HE-I-8 “Rehabilitation of Homes in Lower Resource and Coastal Areas” includes actions which will result in a process for proactively identifying properties in need of significant maintenance and connecting the responsible parties with resources that can assist with the necessary repairs.

Airport Land Use Compatibility Plan for San Francisco International Airport Section 21676 of the Public Utilities Code requires a local agency to refer any amendment of a general plan or specific plan, or the adoption or approval of a zoning ordinance or building regulation (“Local Legislative Actions”) within the boundary of an airport land use compatibility plan to the airport land use commission prior to adoption. A portion of the City of Pacifica is located within the Airport Land Use Compatibility Plan (ALUCP) for the Environs of San Francisco International Airport (November 2012). Specifically, a small area in northern Pacifica near the intersection of SR-35 (Skyline Boulevard) and Hickey Boulevard is located within Airport Influence Area B (AIA B), the Project Referral Area, for San Francisco International Airport.

The ALUCP for San Francisco International Airport (“SFO”) addresses three airport/land use compatibility factors related to potential future Local Legislative Actions that could affect housing development : (a) noise compatibility, (b) safety compatibility, and (c) airspace compatibility. These factors relate to housing development in Pacifica as follows:
 Noise Compatibility: The Community Noise Equivalent Level (CNEL) 65 decibels (dB) aircraft noise contour defines the threshold for airport noise impacts established in the SFO ALUCP. In accordance with SFO ALUCP Noise Policy NP-1, SFO ALUCP Exhibit IV-5 depicts the noise compatibility zones within which the noise compatibility policies of the ALUCP apply. A very small area near Skyline and Hickey Boulevards lies within the CNEL 65-70 dB contour. Any Local Legislative Actions to authorize housing in this location would be subject to ALUC review prior to approval.  Safety Compatibility: The SFO ALUCP includes five safety zones and related land use compatibility policies and criteria. As shown on SFO ALUCP Exhibit IV-3, the Safety Zones do not extend into Pacifica.

Accordingly, the Safety Compatibility policies do not apply to developments in this jurisdiction.  Airspace Compatibility: The SFO ALUCP airspace policies establish maximum heights for the compatibility of new structures. The policies also stipulate the need for compliance with federal regulations requiring notification of the Federal Aviation Administration (FAA) of certain proposed construction or alterations of structures. Because the Housing Element is a policy document and not a specific development proposal, the airspace compatibility policies of the SFO ALUCP do not directly apply. Consistency with the airspace compatibility policies would be required for future development proposals stemming from the Housing Element and any associated programs that may require Local Legislative Actions such as Program HE-I-1 “General Plan and Zoning Amendments” to Achieve RHNA. SFO ALUCP Airspace Policy AP-3 states that in order to be consistent, the maximum height of a structure must be the lower of (1) the height shown on the critical aeronautical surfaces map (SFO ALUCP Exhibits IV-17 & IV 18), or (2) the maximum height determined by the FAA not to be a “hazard to air navigation” in an aeronautical study prepared pursuant to the filing of Form 7460-1. These restrictions would only apply to sites located within AIA B. Utilizing SFO’s iALP Airspace Tool the estimated maximum building heights for this area would not be less than 98 feet, well above the building height anticipated to be implemented by any future Local REVISED 2023-2031 HOUSING ELEMENT - HCD SUBMITTAL DRAFT - FEBRUARY 14, 2025

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Packet Pg. 503 Attachment: Exhibit B to the Resolution. Draft Revised 2023-2031 Housing Element + Attachments (5882 : Adoption of the Revised 2023-2031 G-24 PACIFICA 2023-2031 HOUSING ELEMENT FEBRUARY 6, 2025 Legislative Actions in Pacifica or by any Housing Element implementation program including but not limited to Program HE-I-1.

In order to ensure compliance with the SFO ALUCP in relation to any future Local Legislative Actions in Pacifica, the Housing Element includes an action in Program HE-I-14 to ensure compliance with all referral requirements and other applicable restrictions in the SFO ALUCP applicable within the City of Pacifica.

Planning and Development Fees
The Planning Department assesses fees for its review of entitlement applications, which generally precede building permit reviews and fees. The Master Fee Schedule is posted on the City’s website (https://www.cityofpacifica.org/departments/administrative-services/finance/2022-2023-adopted-budget) pursuant to Gov. Code 65940.1 subd. (a)(1)(A) and is also available as Attachment G-1. Entitlement applications include major efforts, like amending the City’s General Plan to allow housing or processing a subdivision or condominium map for a new housing project. Entitlements can also be smaller, such as a Use Permit to allow an addition to a house that does not conform to the City’s current zoning standards. A common entitlement in Pacifica is a Coastal Development Permit, mandated by the California Coastal Act of 1976 for many types of work within the Coastal Zone. In some areas of the Coastal Zone (the Coastal Zone Appeals Zone), additions exceeding 10 percent of existing floor area require a Coastal Development Permit.

In addition to fees for entitlement application review and basic permit review and inspection fees, the City commonly assesses fees for infrastructure or other improvements associated with development. These fees are generally described as “impact fees.” Frequently, these come in the form of off-site improvements, although sometimes developers pay fees in lieu of physical improvements. The City's requirements regarding off-site improvements vary, depending on the scale of the project or its relative location within the city. Of the fees described in Table G-6, below, impact fees comprise 4 percent of the total project cost for single-family developments, 5.5 percent for small multi-family developments, and 6.6 percent for large multi-family developments.

Off-Site Improvements
The City of Pacifica facilitates housing construction by disclosing off-site improvement requirements in advance of development permit applications and providing other supportive assistance to determine potential off-site improvement requirements. Advanced disclosure of applicable standards includes online access to California Building Code, California Fire Code, and related technical codes (including local amendments thereto) that determine the built form of proposed developments, as well as subdivision improvement standards and Public Works standard plans. A developer can determine applicable standards for most off-site improvements by reviewing this information. City staff is available to answer developer questions about these standards via the City’s pre-application meeting process which any developer can request.

The California Fire Code generally sets the minimum acceptable width for a new street. In some instances, City Administrative Policy No. 42 establishes additional street width and sidewalk requirements depending on the cross slope of an area proposed for development and the anticipated level of vehicular traffic on the proposed street. The Fire Chief can consider an Alternative Materials & Methods Request (AMMR) in the event a developer is unable to comply with the minimum street width required by the California Fire Code. Similarly, a developer can request City consideration of reduced street widths during the tentative subdivision map review process.

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The City also provides a cost-effective method to determine potential off-site sewer improvements. A developer may request for the City to run its sewer collection system digital model to determine potential sewer line capacity constraints that may trigger off-site improvements/upgrades. Running the model generally costs several thousand dollars and can help a developer understand whether more costly sewer upgrades may be needed before finalizing the design of a development.

Development Fees
Table G-5 summarizes the total development fees typically levied on residential developments including, planning entitlement related fees, building permit fees and impact fees. Typical fees for a single-family residence (2,600 square feet), and a small 10-unit multi-family project (10,000 gross square feet (GSF)) are summarized below and then compared to the total residential development costs displayed as both cost per unit and cost per square foot. Total development costs, including land, range from $717 to $817 per square foot depending on the size of the project. The total City development fees represent 2 percent of total development costs for a single-family home, and 5 percent for small multi-family projects. Development costs are based on the report dated April 7, 2022, prepared by Century Urban LLC, which surveyed development costs for residential projects in San Mateo and Santa Clara Counties. Average land values for the City of Pacifica from the report are used in Table G-5.

In order to get a sense of how jurisdictions in San Mateo County compare with each other regarding planning and development fees, 21 Elements conducted a survey of their member jurisdictions. The results of the survey were used to calculate entitlement, building permit, impact and other fees for hypothetical single-family, small (10-unit) multi-family and large (100-unit) multi-family developments.10 The total fees for each type of development are shown in Table G-6, below. There was no data available from the City of Pacifica for large (100-unit) multi-family developments, as there were no known examples of comparable developments of this size.
10 Summary of Constraints for San Mateo, July 10, 2022. http://21elements.com/documents-mainmenu-3/housing-elements/rhna-6- 2022-2030/1381-summary-of-constraints-san-mateo-v2/file REVISED 2023-2031 HOUSING ELEMENT - HCD SUBMITTAL DRAFT - FEBRUARY 14, 2025

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Packet Pg. 505 Attachment: Exhibit B to the Resolution. Draft Revised 2023-2031 Housing Element + Attachments (5882 : Adoption of the Revised 2023-2031 G-26 PACIFICA 2023-2031 HOUSING ELEMENT FEBRUARY 6, 2025 TABLE G-5: RESIDENTIAL PROJECT DEVELOPMENT COSTS – SAN MATEO COUNTY (UNIT & SQUARE FOOT)
Single-Family
(2,600 GSF)
Small Multi-Family
(10 Units/10,000 GSF)
Cost
per Unit
Cost
per SF
% of
Dev. Cost
Cost
per Unit Cost per SF
% of
Dev. Cost
Hard Costs
Construction Hard Costs $1,040,000 $400 56% $440,000 $440 54% Site Work/Utilities/Parking $81,500 $82 10%
Hard Cost Subtotal $1,040,000 $400 56% $521,500 $522 64% City Fees
Entitlement Fees $11,000 $4 1% $0 $0 0%
Building Fees $10,803 $4 1% $26,150 $26 3%
Impact Fees $11,922 $5 1% $14,001 $14 2%
City Fees Subtotal $33,725 $13 2% $40,151 $40 5%
Soft Costs $290,000 $112 16% $138,000 $138 16%
Land $500,000 $192 27% $117,000 $117 14%
TOTAL DEVELOPMENT COSTS $1,863,725 $717 100% $816,651 $817 100% Source: City of Pacifica.

TABLE G-6: TOTAL FEES (INCLUDES ENTITLEMENT, BUILDING PERMITS,

AND IMPACT FEES) PER UNIT
Jurisdiction Single-Family
Small Multi-Family
(10 units)
Large Multi-Family
(100 units)
Atherton $15,941 No data provided No data provided
Brisbane $24,940 $11,678 No data provided
Burlingame $69,425 $30,345 $23,229
Colma $6,760 $36,590 $17,030
Daly City $24,202 $32,558 $12,271
East Palo Alto $80,867 $30,812 $19,184
Foster City $67,886 $47,179 $11,288
Half Moon Bay $52,569 $16,974 No data provided
Hillsborough $71,092 No data provided No data provided
Millbrae $97,756 $68,237 $55,186
Pacifica $33,725 $40,151 No data provided
Portola Valley $52,923 No data provided No data provided Redwood City $20,795 $18,537 $17,913
San Bruno $58,209 $72,148 $39,412
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TABLE G-6: TOTAL FEES (INCLUDES ENTITLEMENT, BUILDING PERMITS,

AND IMPACT FEES) PER UNIT
Jurisdiction Single-Family
Small Multi-Family
(10 units)
Large Multi-Family
(100 units)
San Carlos $72,046 $29,137 $18,182
San Mateo $89,003 $60,728 $41,547
South San Francisco $81,366 $76,156 $32,471
Uninc. San Mateo Co. $36,429 $15,088 $3,344
Woodside $70,957 $82,764 No data provided
Median $58,209 $34,574 $18,683
Source: City of Pacifica.

Pacifica is well below median in terms of total planning and development fees for single-family development, and above median for small multi-family developments. City staff believes that Pacifica’s planning and development fees exceed median values primarily due to the cost of building permit fees which at $261,500 for a 10-unit multi-family development exceed the San Mateo County median of $142,869. Impacts fees for both single-family and small multi-family development were below median despite a recent parkland fee update adopted in 2022. Importantly, the parkland fees include fee reductions for affordable housing units ranging from a 25 percent reduction for moderate-income units, 75 percent reduction for lower-income units, and a full exemption for very low-income units (City Council Resolution No. 19-2022). Maintaining up-to-date development impact fees is essential to ensure Pacifica recovers actual costs of providing services to the community and the availability of fee reductions for affordable housing units helps to reduce the barriers to creating affordable housing.

Processing and Permitting Procedures
An analysis of potential constraints of processing and permitting procedures is provided below. See program text for provisions to address these potential constraints.

Special processing and permitting procedures required for certain types of housing projects may increase the costs of development and delay the start of construction. Even projects that may otherwise meet zoning development standards and General Plan development guidelines still must undergo special processing due to requirements established in the Zoning Regulations. For example, all projects within the R-3 (Multiple-Family Residential) or any commercial zone require issuance of a Site Development Permit prior to authorizing construction. Furthermore, housing developments within any commercial zone require approval of a Use Permit. Typical processing times for projects of this sort are between 3 and 8 months, and potentially longer if environmental review pursuant to the CEQA is required. Appeals to the City Council or Coastal Commission can extend that timeline further (Table G-7). Delays and uncertainty complicate the investment decisions of developers. For those that choose to proceed, they often must price housing units higher to account for the delays and risks they incurred to reach the construction phase.

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Packet Pg. 507 Attachment: Exhibit B to the Resolution. Draft Revised 2023-2031 Housing Element + Attachments (5882 : Adoption of the Revised 2023-2031 G-28 PACIFICA 2023-2031 HOUSING ELEMENT FEBRUARY 6, 2025 TABLE G-7: TIMELINES FOR DISCRETIONARY PERMIT PROCESSING Permit/Approval Type
Typical
Processing Time Approval Body
Site Development Permit, Conditional Use Permit,
Variance, Coastal Development Permit, Parking
Exception
3-6 months Planning Commission
Zone Change (i.e., Rezoning) 4-7 months Planning Commission/City Council General Plan Amendment 5-8 months Planning Commission/City Council Tentative Subdivision Map 3-6 months Planning Commission/City Council Final Subdivision Map 6-8 weeks City Council
Negative Declaration 3-6 months Planning Commission/City Council Environmental Impact Report 6-18 months Planning Commission/City Council Source: City of Pacifica.

Program HE-I-2 “Zoning Modernization and Streamlining” includes many implementation actions which specifically address the current requirements for Site Development Permits and Use Permits, including HE-I2.1.J which would establish objective standards and criteria enabling ministerial approval of multi-family projects for lower-income levels for projects up to 20 dwelling units in all multi-family and mixed-use zones.

HE-I-2.7 would remove the requirement for a Conditional Use Permit (UP) in instances where the proposed residential uses are consistent with the General Plan land use and density designations.

Projects within the P-D (Planned Development) district also receive scrutiny through the discretionary review process. Review and approval of an overarching Development Plan (i.e., the site-specific zoning) is necessary for any project within the P-D (Planned Development) zone as a pre-requisite to considering more detailed plans for each parcel. After Development Plan approval, a developer must then seek approval of a Specific Plan (i.e., the site-specific layout and architectural design to implement uses consistent with the Development Plan) for each structure or parcel within the Development Plan area. The only housing projects in the city that may avoid discretionary review in most cases are single-family homes and duplexes outside of the Coastal Zone.

These types of housing developments are unlikely to meet the total housing demand in Pacifica given the scarcity of buildable land for these housing types and their relatively high per-unit development costs.

Therefore, the bulk of the city’s future housing development will undergo lengthy development processing and permitting prior to receiving construction approvals.

After project approval by the Planning Commission or City Council, permitting and processing continues during the Building Permit stage. The Building Division of the Planning Department performs plan checks and issues building permits. Throughout construction, the Building Division performs building inspections to monitor the progress of the project. Corrections needed during the plan review portion of the building permit stage, or failed inspections during the construction phase, can delay project completion. State law requires local agencies to implement plan reviews and construction site inspections to ensure compliance with the California Building Code, limiting Pacifica’s ability to mitigate this constraint.

Table G-8 lists the typical discretionary permits required for the sample developments presented in Table G-7 Certain discretionary permit requirements tend to be site specific, and will depend on site location, topography, zoning, and other factors. Thus, as with the fee estimates for these sample developments, determining the REVISED 2023-2031 HOUSING ELEMENT - HCD SUBMITTAL DRAFT - FEBRUARY 14, 2025

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discretionary permits required for the sample developments relied on certain assumptions that may be different for an actual project.

TABLE G-8: DISCRETIONARY PERMIT REQUIREMENTS FOR SAMPLE

DEVELOPMENTS
Permit Type
5-Unit Detached
Single-Family Residential
(R-1 Zone)
20-Unit Attached
Multiple-Family Residential
(R-3 Zone)
Site Development Permit X
Conditional Use Permit Required for Condominium/
Townhome Projects Only
Coastal Development Permit Only within Coastal Zone Only within Coastal Zone Tentative Subdivision Map X
Final Subdivision Map X
Negative Declaration X
Environmental Impact Report X
Total Review Time 6-12 months 9-24 months
Source: City of Pacifica.

Notwithstanding the discretionary review processes described above, the City facilitates housing construction at the building permit stage of review through its building counter operations. Building Division staff publishes a handout providing step-by-step instructions for new submittal and resubmittal of building permit applications using the City’s online portal. The building counter also provides expanded hours to accommodate a range of customer schedules, including staying open until 7:30 PM on Wednesdays and during the lunch hour from 12- 1 PM on Fridays. These hours of operation allow all applicant types to manage their applications or speak with Planning Department staff in relation to their applications.

Findings
The City’s Zoning Regulations vest the Planning Commission with authority to approve, deny, or approve with conditions most developments in Pacifica. Decisions of the Planning Commission are subject to appeal to the City Council. The Planning Commission must make certain findings in order to approve each permit type. A summary of these findings for the most common permit types is below. In addition to these findings, in most cases the Planning Commission must also affirm environmental findings unique to each development site.

Site Development Permit Findings – A permit shall not be issued if the Commission finds:

1. That the location, size, and intensity of the proposed operation will create a hazardous or inconvenient vehicular or pedestrian traffic pattern, taking into account the proposed use as compared with the general character and intensity of the neighborhood;

2. That the accessibility of off-street parking areas and the relation of parking areas with respect to traffic on adjacent streets will create a hazardous or inconvenient condition to adjacent or surrounding uses;

3. That insufficient landscaped areas have been reserved for the purposes of separating or screening service and storage areas from the street and adjoining building sites, breaking up large expanses of paved areas, REVISED 2023-2031 HOUSING ELEMENT - HCD SUBMITTAL DRAFT - FEBRUARY 14, 2025

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Packet Pg. 509 Attachment: Exhibit B to the Resolution. Draft Revised 2023-2031 Housing Element + Attachments (5882 : Adoption of the Revised 2023-2031 G-30 PACIFICA 2023-2031 HOUSING ELEMENT FEBRUARY 6, 2025 and separating or screening parking lots from the street and adjoining building areas from paved areas to provide access from buildings to open areas;

4. That the proposed development, as set forth on the plans, will unreasonably restrict or cut out light and air on the property and on other property in the neighborhood, or will hinder or discourage the appropriate development and use of land and buildings in the neighborhood, or impair the value thereof;

5. That the improvement of any commercial or industrial structure, as shown on the elevations as submitted, is substantially detrimental to the character or value of an adjacent R District area;

6. That the proposed development will excessively damage or destroy natural features, including trees, shrubs, creeks, and rocks, and the natural grade of the site, except as provided in the subdivision regulations as set forth in Chapter 1 of Title 10 of this Code;

7. That there is insufficient variety in the design of the structure and grounds to avoid monotony in the external appearance;

8. That the proposed development is inconsistent with the City's adopted Design Guidelines; or

9. That the proposed development is inconsistent with the General Plan, Local Coastal Plan, or other applicable laws of the City. If the proposal, however, does not have any of the impacts listed above, the Site Development Permit may be granted.

Conditional Use Permit Findings – A permit shall be issued only if the Commission finds:

10. That the establishment, maintenance, or operation of the use or building applied for will not, under the circumstances of the particular case, be detrimental to the health, safety, and welfare of the persons residing or working in the neighborhood or to the general welfare of the City;

11. That the use or building applied for is consistent with the applicable provisions of the General Plan and other applicable laws of the City and, where applicable, the local Coastal Plan; and

12. Where applicable; that the use or building applied for is consistent with the City's adopted Design Guidelines.

Development Plan Findings (P-D District) – Approval shall be granted only if the Commission finds that:

13. The proposed P-D District can be substantially completed within the time schedule submitted by the applicant;

14. Each unit of the development, as well as the total development, can exist as an independent development capable of creating an environment of sustained desirability and stability or adequate assurance that such objective will be attained;

15. The land uses proposed will not be detrimental to the present or potential surrounding uses but will have a beneficial effect which would not be achieved through other districts;

16. The streets and thoroughfares proposed are suitable and adequate to carry anticipated traffic, and increased densities will not generate traffic in such amounts as to overload the street network outside the P-D District;

17. Any proposed commercial development can be justified economically at the location proposed and will provide adequate commercial facilities for the area;

18. Any exception from the standard district requirement is warranted by the design of the project and amenities incorporated in the development plan;
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19. The area surrounding the development can be planned and zoned in coordination and substantial compatibility with the proposed development, and the P-D District uses proposed are in conformance with the General Plan and, where applicable, the Local Coastal Plan, or that changes in the General Plan or Local Coastal Plan are justified;

20. The project is consistent with the City's adopted Design Guidelines; and

21. The project is consistent with the City's General Plan and, if applicable, Local Coastal Plan.

Specific Plan Findings (P-D District) – Approval shall be granted only if the Commission finds:

22. That the specific plan is consistent with the approved development plan; and

23. That the specific plan is consistent with the City's adopted Design Guidelines.

Program HE-I-2.6 would revise the findings for Site Development Permit (PSD) to remove subjective findings required to approve residential or mixed-use projects which include residential uses. Rather the new findings will focus on verifying compliance with objective development standards for design and transportation.

Exemptions from Standards
Pacifica’s Zoning Code contains provisions that allow relief from the strict application of development standards. Allowing flexibility for developers can result in lower project costs or higher densities, which lead to more housing units affordable to persons with extremely low, very low, and low incomes. In extreme cases, relaxing a particular requirement can mean the difference between pursuing project approvals and abandoning a housing development altogether. The Planning Director, acting as the Zoning Administrator, may grant Minor Modifications to standards governing area, yard requirements, distance between buildings, lot coverage, fence/wall height, and off-street parking. Modifications approved by the Zoning Administrator may not exceed 20 percent of the respective standards, except in the case of off-street parking, where a reduction of one space is allowable.

When circumstances warrant a greater departure from development standards, the City may grant a permit known as a Variance. A Variance authorizes any deviation from zoning regulations the Planning Commission finds is necessary to allow a property owner to enjoy the same privileges enjoyed by other owners with similarly situated property. The main limitation to a Variance is that it may not authorize a use not permitted by the zoning of the subject site.

The Planning Commission may grant a Variance only if it finds:

1. That because of special circumstances applicable to the property, including size, shape, topography, location, or surroundings, the strict application of the provisions of this chapter deprives such property of privileges enjoyed by other property in the vicinity and under an identical zoning classification;

2. That the granting of such variance will not, under the circumstances of the particular case, materially affect adversely the health or safety of persons residing or working in the neighborhood of the subject property and will not, under the circumstances of the particular case, be materially detrimental to the public welfare or injurious to property or improvements in the area;

3. Where applicable, that the application is consistent with the City's adopted Design Guidelines; and

4. If located in the Coastal Zone, the application is consistent with the applicable provisions of the Local Coastal Plan.

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Packet Pg. 511 Attachment: Exhibit B to the Resolution. Draft Revised 2023-2031 Housing Element + Attachments (5882 : Adoption of the Revised 2023-2031 G-32 PACIFICA 2023-2031 HOUSING ELEMENT FEBRUARY 6, 2025 Allowances for Residential Uses in Commercial Zoning Districts Most of the city’s future housing development potential lays in commercially zoned sites. Large tract housing development on vacant sites are not likely to occur in Pacifica due to a lack of large, undeveloped parcels in private ownership. Many remaining vacant sites zoned for residential development are small, fragmented, and often have environmental challenges to development. Therefore, it is important to consider commercial sites for their ability to meet Pacifica’s future housing need.

The City permits housing development in several commercial zones, most notably the C-1 (Neighborhood Commercial) and C-2 (Community Commercial) zones. Residential development in commercial districts must have a mixed-use configuration with residential uses above ground floor commercial spaces or in separate buildings on the same site (horizontal mixed-use). Approval of mixed-use housing developments is not by-right but is subject to approval of a Conditional Use Permit and Site Development Permit. Table G-9 indicates the development standards for residential uses in the city’s main commercial zones. For clarity in presentation below, the table will only display standards for the C-1 and C-2 districts. The Zoning Code applies standards from the C-1 district to developments in the C-1-A district and from the C-2 district to developments within the C-R and O districts.

TABLE G-9: ALLOWANCES FOR HOUSING IN COMMERCIAL DISTRICTS (C-1 & C-2)
Lot Area (min.) 5,000 sf
Lot Area Per Dwelling Unit (min.) 2,000 sf
Lot Width (min.) 50 ft
Setbacks (min.) None, unless required by Site Development Permit Maximum Lot Coverage None
Landscaped Area (min.) 10%
Usable Open Space Per Unit (min.) 450 sf
Height (max.) 35 ft
Parking Spaces (min.) 1 per studio; 1.5 per 1 BR; 2 per 2+ BR; and 1 guest per 4 units Source: Pacifica Municipal Code, Title 9, Chapter 4, Zoning.

Development standards in commercial zones are generally favorable to mixed-use (residential and commercial) development. These commercial zones have no front, side, or rear setbacks, no floor area ratio limitations, and no lot coverage limits. The flexibility inherent in these regulations create larger developable areas than comparably sized residential sites, which helps to mitigate land costs, construction costs, and delays associated with processing and permitting. Larger developable sites result in greater density, which in turn reduces the perunit cost of development and ultimately can make housing more affordable to persons with extremely low, very low, and low incomes.

In terms of parking, multi-family units in mixed use projects are subject to the same requirements that apply to other multi-family dwellings. The requirements are cumulatively added to the requirements for the commercial portions of the project to determine the total number of spaces needed. In certain cases, the Planning Commission can grant a lower parking requirement if a developer can show the characteristics of uses within a development can offset parking demands from one another. For instance, certain commercial uses may have REVISED 2023-2031 HOUSING ELEMENT - HCD SUBMITTAL DRAFT - FEBRUARY 14, 2025

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large parking requirements during business hours when many residents are away from the site at work.

Correspondingly, during evening hours the residential use has a large parking demand while most businesses are closed.

Combined, the favorable treatment of mixed-use housing developments in commercial zones mitigates the constraints of land and construction costs. Given that the City is relying on commercial sites to accommodate housing, the City will encourage and facilitate residential development on commercial sites (mixed-use) for lower-income households. For parcels identified on the Sites List to meet the RHNA shortfall, future zoning revisions will require that mixed use sites include a residential component to eliminate the possibility of building a 100% commercial development.

Density Bonus Ordinance
The Density Bonus Ordinance, adopted in April 1984, offers the incentive of increased density and flexibility in development standards in exchange for housing which will meet the City’s need to provide ownership and rental housing affordable to persons with extremely low, very low, and low incomes. Multi-family residential projects can exceed the maximum density, reduce unit floor area, or provide less parking, if provision is made for rental housing, affordable housing, or housing for the elderly or persons with disabilities. The amount of the density bonus ranges from 15 percent for rental housing (including market rate projects) to 50 percent for housing affordable to persons with extremely low, very low, and low incomes, elderly persons, or persons with disabilities. The Density Bonus Ordinance ensures the continued availability of housing granted a density bonus by requiring deed restrictions or other legal arrangements on properties so developed.

Higher housing density combined with relaxed floor area and parking requirements allows developers to mitigate the constraints imposed by land and construction costs. Lower per-unit costs of construction can result in lower per-unit sales costs or rental rates, making housing more affordable to persons with extremely low, very low, and low incomes. An added advantage of the Density Bonus Ordinance is that it provides the greatest bonus for providing housing to the neediest groups: those with extremely low, very low, and low incomes, and seniors or persons with disabilities.

Pacifica’s Density Bonus Ordinance requires certain revisions to remain consistent with state law, and the City will undertake an action program to initiate the amendment.

California Coastal Act
In 1976, the California Coastal Act was passed to protect coastal resources and maximize public access to the shoreline. Local governments may prepare and implement Local Coastal Programs (LCPs), which can be certified by the California Coastal Commission. The Coastal Commission then delegates responsibility for issuing coastal permits for most new development to the local jurisdiction, subject to the standards established in the certified LCP.

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.

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Packet Pg. 513 Attachment: Exhibit B to the Resolution. Draft Revised 2023-2031 Housing Element + Attachments (5882 : Adoption of the Revised 2023-2031 G-34 PACIFICA 2023-2031 HOUSING ELEMENT FEBRUARY 6, 2025 The Local Coast Land Use Plan currently in effect in Pacifica was adopted in 1980. With the support of a grant from the California Coastal Commission, an update was included as part of the General Plan Update starting in Spring 2019. Following consultation with the community and the Coastal Commission staff, an updated plan was recommended for approval by the Planning Commission February 3, 2020, and was approved by the City Council on February 24, 2020, for transmittal to the Coastal Commission for certification. After working for over two years to respond to requests for additional information, the City received notice from the Coastal Commission in December 2022 that it will take up to another year to certify the plan.

For properties affected by the California Coastal Act there can be a significant degree of uncertainty regarding the development process which can be a deterrent to creating new housing. The California Coastal Commission is exempt from the permit streamlining requirements that apply to most local jurisdictions, and the application requirements are often unclear and typically require multiple iterations of resubmittals and revisions in order to be accepted. There are also unique environmental analyses specific to coastal hazards and access that apply in addition to CEQA, and often the project modifications necessary to meet the “least impactful” coastal protection requirements result in the project being financially infeasible.

The Coastal Zone in Pacifica is the area west of Coast Highway, as well as the Shelldance Nursery property and some additional land located east of Coast Highway. It includes approximately 1,286 acres and is divided into seven subareas to better address these unique geographies. The LCLUP includes guiding policies and implementing policies for land use and development, public access and recreation, environmental and scenic resources, natural hazards, and coastal resilience.

Coastal Zone Housing
State law includes several requirements for housing in the Coastal Zone. Specifically, Gov. Code Section 65588(d) calls for jurisdictions to include in their housing elements information on the following:
 The number of new housing units approved for construction within the coastal zone after January 1, 1982;  The number of housing units for persons and families of low- or moderate-income required to be provided in new housing developments either within the coastal zone or within three miles of the Coastal Zone;  The number of existing residential dwelling units occupied by persons and families of low- or moderateincome that have been authorized to be demolished or converted since January 1, 1982, in the coastal zone; and
 The number of residential dwelling units for persons and families of low- or moderate-income that have been required for replacement or authorized to be converted or demolished as identified in paragraph (3).

The location of the replacement units, either on-site, elsewhere within the locality’s jurisdiction within the Coastal Zone, or within 3 miles of the Coastal Zone within the locality’s jurisdiction, shall be designated in the review.

State law calls for replacement of demolished units, if determined to be feasible. In addition, all new development in the Coastal Zone is required to include low- and moderate-income units if feasible. Due to the small size of all new development in Pacifica's coastal zone, only one project approved since 1982 has included affordable units. Future projects within the coastal zone are also unlikely to yield affordable units unless they develop eight or more housing units, at which point they become subject to the City’s Inclusionary Zoning Ordinance.

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Housing Unit Construction, Demolition, and Replacement
Housing activity in the coastal zone is summarized in Table G-10, below. Between 2015 and 2022, 38 new housing units were approved for construction in the coastal zone. During this same period, 57 housing units were demolished within the coastal zone. Of these units, 54 were demolished as a result of natural hazards and coastal bluff emergencies. Due to these circumstances, income documentation was not required nor obtained.

The remaining three units were demolished in conjunction with new development but were not occupied by low- or moderate-income households and therefore not subject to replacement.

TABLE G-10: HOUSING IN THE COASTAL ZONE
Housing Activities
Number
of Units
Number of New Housing Units Approved for Construction Within the Coastal Zone between 2015 and 2022 38
Number of Low- or Moderate-Income Housing Units Required to be Provided Within the Coastal Zone or Within 3 Miles of the Coastal Zone 30
Number of Occupied Low- or Moderate-Income Housing Units Authorized to be Demolished or Converted Since January 1, 1982 57
Number of Low- or Moderate-Income Housing Units Required for Replacement of Authorized Demolished or Converted Housing Units
– Within Coastal Zone 0
– Within 3 Miles of Coastal Zone 0
Source: City of Pacifica.

3. ENVIRONMENTAL AND INFRASTRUCTURE CONSTRAINTS
Environmental Constraints
Environmental constraints to housing development in Pacifica include sensitive and critical habitat, hillside erosion, coastal erosion, and seismic hazards. Landslides and slope failures have presented serious problems in the past. The City is unaware of any immediate or direct threat to any of the identified housing sites from these constraints, but further environmental analysis as part of a development review process could identify issues that threaten the feasibility of proposed new housing.

Sensitive and Critical Habitat
The southern and eastern portions of the Pacifica Planning Boundary have been designated as Critical Habitat for the California red-legged frog (CRLF). In 2010, the most recent designation by the United States Fish and Wildlife Service (WSFWS) identified approximately 2,900 acres of CRLF Critical Habitat in Pacifica. Currently, there is no critical habitat designated for the San Francisco garter snake (SFGS).11 However, these species may be present in various locations throughout Pacifica, and only site-specific biological analysis can confirm their presence.
11 City of Pacifica, 2022. General Plan Update and Sharp Park Specific Plan Final Environmental Impact Report – Appendix B, May 25, page 3.7-

18. https://cityofpacifica.egnyte.com/dl/sbYOEeSNef
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Packet Pg. 515 Attachment: Exhibit B to the Resolution. Draft Revised 2023-2031 Housing Element + Attachments (5882 : Adoption of the Revised 2023-2031 G-36 PACIFICA 2023-2031 HOUSING ELEMENT FEBRUARY 6, 2025 When biological investigations for earlier developments have located populations of these species, the City has worked with developers to provide mitigation by protecting potentially affected areas of habitat for these species. Mitigation has included altering development plans so as not to disturb site areas comprising habitat and requiring on-site monitoring during the construction phase to avoid unpermitted taking of the species.

Although the City does not consider the presence of these species a significant constraint to the accommodation of the city’s share of regional housing needs, identification of these species at any given housing development site could be quite impactful on an individual project basis.

Geological Hazards
In January 1982, Pacifica experienced widespread and severe landslides and flooding which caused loss of life and significant property damage. These events caused Pacifica to undertake a different approach to development, including instituting a new geological review process and retaining an independent engineering and geology firm to review all hillside projects. According to Pacifica’s geotechnical consultant, slope stability has been overrated in the past in Pacifica, and standards used to evaluate hillside development must be reassessed and strengthened.

Pacifica also experienced coastal bluff retreat of approximately 75 feet in some areas because of winter storms during 1983 and 2009. Areas previously considered stable were undercut, houses and trailers were damaged, destroyed, or had to be relocated further inland. Coastal bluff retreat continued throughout 2014 in the northwest section of the city west of Esplanade Avenue. Several apartment buildings, 310, 320, and 330 Esplanade, have been deemed uninhabitable and were demolished More recently, the entire state of California was subject to a series of atmospheric rivers in January 2023 bringing high winds and successive waves of heavy rain. The storms resulted in sink holes, landslides, extended power outages, toppled trees, and extensive flooding throughout the region. In Pacifica, waves caused additional erosion to coastal bluffs, and closures of Coast Highway Scientific research suggested that similar weather events are likely to occur on a more regular basis due to climate change.12
The City now recognizes that geologic hazard mitigation will be required in many areas of Pacifica. This may affect the timing, location, and intensity of future development. For example, geologic studies of some bluff top properties may result in lowered densities by reducing the amount of net developable acreage. Additionally, densities on inland sloping properties may be affected where geologic studies indicate that the revenue produced by locating units to achieve maximum densities does not justify the cost of providing engineering solutions sufficient to achieve those densities. In these cases, hazard avoidance may be the only acceptable mitigation measure because mitigation of both on- and off-site geotechnical hazards is a requirement of project approval or building permit issuance.

Pacifica expects that mitigation of existing and potential geologic hazards will, to some extent, reduce its growth rate; however, this effect cannot be quantified at this time, since these constraints are to some extent site specific. It is possible that land use designations may be revised to reflect changed conditions and policies, and this, too, may constrain Pacifica's future housing development potential. 12 X. Huang, D.L. Swain, 2022. Climate Change Is Increasing the Risk of a California Megaflood, Science Advances, 8(32), August 12. https://www.science.org/doi/10.1126/sciadv.abq0995
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Seven of the selected housing sites are identified in the Open Space Task Force report as candidates for preservation. These parcels include the Calson, Fish, Hacienda Court/Place, Lower Gypsy Hill, Rock, San Pedro Road, and Zeebros properties. Although these properties have been identified in the Open Space Task Force report as candidates for preservation, they have not been designated as open space and there are no development limitations imposed on these properties.

Infrastructure Constraints
All sites identified for residential development are within existing service areas for water, sewer, and electrical utilities. The City is unaware of any service limitations that would affect any of the residential development sites. Nearly all of the housing sites and densities identified in this Housing Element are among the most efficient in terms of water, sewer, and electrical demand and consumption. However, there are two areas which require further analysis and are highly dependent on the timing and design of the development.

Coast Highway
The primary north-south traffic corridor to, from, and through Pacifica is Coast Highway. Many of the City’s local streets intersect with the Coast Highway and have no outlet, essentially a network of dead-end cul-de-sacs.

Given the lack of opportunities to distribute traffic, recent traffic studies associated with proposed development have concluded that without mitigation, roadway operation would drop to Level of Service (LOS) E and possibly LOS F (unacceptable and intolerable congestion and delays). However, the City Council adopted Ordinance 813 on March 13, 2017, which prohibits the City Council or other legislative bodies of the City from taking formal action to support or authorize the construction and/or development of additional through-lanes on any portion of the Coast Highway without first obtaining a majority approval from the electorate of the City of Pacifica. As a result, any mitigation that would result in additional through lanes is prohibited until and unless the voters approve or this ordinance is repealed.

Water and Wastewater
Rainfall dependent infiltration/inflow (RDI&I) is a chronic issue that impacts the capacity of Pacifica’s sewer pump stations, and it should be noted that according to staff from the Pacific Public Works Department, wet weather events in recent years have caused the capacity of the Rockaway Beach Pump Station to be exceeded.

Old sewer laterals play a significant role in RDI&I, and the City has a program to provide incentives for homeowners to replace substandard pipe. Since 2016, 367 grants have been made to homeowners to assist with the costs to replace sewer laterals to help mitigate this issue. In addition, the City has included two rehabilitation and replacement (R&R) projects for the Vallemar and Rockaway Beach neighborhoods in the adopted 2023- 2028 Capital Improvement Plan which are also expected to reduce RDI&I sufficient to remove any associated constraints to the sites included in the inventory. The Vallemar R&R project is scheduled to commence in 2024 and is fully funded. The Rockaway Beach R&R project is also fully funded and is scheduled to commence in 2026.

The effectiveness of these approved R&R projects to improve the capacity of the Rockaway Beach Pump Station was analyzed by Woodard & Curran, the City’s engineering consultant, and their conclusions were summarized in a technical memorandum to the City dated October 13, 2023. Woodward & Curran compared the projected sewer discharge increase within the Rockaway Beach Pump Station Tributary Area associated with the proposed development of core RHNA housing sites 10 (4275 Coast Highway, Lumberyard), 11 (Coast Highway north of Lumberyard), and 38 (Coast Highway, North of Lutheran Church) to the reductions in REVISED 2023-2031 HOUSING ELEMENT - HCD SUBMITTAL DRAFT - FEBRUARY 14, 2025

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Packet Pg. 517 Attachment: Exhibit B to the Resolution. Draft Revised 2023-2031 Housing Element + Attachments (5882 : Adoption of the Revised 2023-2031 G-38 PACIFICA 2023-2031 HOUSING ELEMENT FEBRUARY 6, 2025 RDI&I that could be achieved by the two approved R&R projects for Vallemar and Rockaway Beach. This analysis was based on hydraulic modeling completed for the Pacifica 2021 Collection System Master Plan Update and a previous analysis of the Rockaway Beach Pump Station capacity using a multi-day storm event which occurred in December 2021. The analysis used a conservative estimate of an increased Rockaway Beach Pump Station capacity of 200 new housing units (179 planned units with a buffer of 21 additional units). The projected daily average sewer load for 200 new units is 34,000 gallons per day (GPD).

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Packet Pg. 530 Attachment: Exhibit B to the Resolution. Draft Revised 2023-2031 Housing Element + Attachments (5882 : Adoption of the Revised 2023-2031 COMMUNITY CONSULTATION – ATTACHMENTS PAGE 11 OF 

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Packet Pg. 531 Attachment: Exhibit B to the Resolution. Draft Revised 2023-2031 Housing Element + Attachments (5882 : Adoption of the Revised 2023-2031 COMMUNITY CONSULTATION – ATTACHMENTS PAGE 12 OF 

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Packet Pg. 532 Attachment: Exhibit B to the Resolution. Draft Revised 2023-2031 Housing Element + Attachments (5882 : Adoption of the Revised 2023-2031 COMMUNITY CONSULTATION – ATTACHMENTS PAGE 13 OF 

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Packet Pg. 533 Attachment: Exhibit B to the Resolution. Draft Revised 2023-2031 Housing Element + Attachments (5882 : Adoption of the Revised 2023-2031 COMMUNITY CONSULTATION – ATTACHMENTS PAGE 14 OF 

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Packet Pg. 534 Attachment: Exhibit B to the Resolution. Draft Revised 2023-2031 Housing Element + Attachments (5882 : Adoption of the Revised 2023-2031 COMMUNITY CONSULTATION – ATTACHMENTS PAGE 15 OF 

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Packet Pg. 535 Attachment: Exhibit B to the Resolution. Draft Revised 2023-2031 Housing Element + Attachments (5882 : Adoption of the Revised 2023-2031 COMMUNITY CONSULTATION – ATTACHMENTS PAGE 16 OF 

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Packet Pg. 536 Attachment: Exhibit B to the Resolution. Draft Revised 2023-2031 Housing Element + Attachments (5882 : Adoption of the Revised 2023-2031 COMMUNITY CONSULTATION – ATTACHMENTS PAGE 17 OF 

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Packet Pg. 537 Attachment: Exhibit B to the Resolution. Draft Revised 2023-2031 Housing Element + Attachments (5882 : Adoption of the Revised 2023-2031 COMMUNITY CONSULTATION – ATTACHMENTS PAGE 18 OF 

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Packet Pg. 538 Attachment: Exhibit B to the Resolution. Draft Revised 2023-2031 Housing Element + Attachments (5882 : Adoption of the Revised 2023-2031 COMMUNITY CONSULTATION – ATTACHMENTS PAGE 19 OF 

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Packet Pg. 539 Attachment: Exhibit B to the Resolution. Draft Revised 2023-2031 Housing Element + Attachments (5882 : Adoption of the Revised 2023-2031 COMMUNITY CONSULTATION – ATTACHMENTS PAGE 20 OF 

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Packet Pg. 540 Attachment: Exhibit B to the Resolution. Draft Revised 2023-2031 Housing Element + Attachments (5882 : Adoption of the Revised 2023-2031 COMMUNITY CONSULTATION – ATTACHMENTS PAGE 21 OF 

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Packet Pg. 541 Attachment: Exhibit B to the Resolution. Draft Revised 2023-2031 Housing Element + Attachments (5882 : Adoption of the Revised 2023-2031 COMMUNITY CONSULTATION – ATTACHMENTS PAGE 22 OF 

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Packet Pg. 542 Attachment: Exhibit B to the Resolution. Draft Revised 2023-2031 Housing Element + Attachments (5882 : Adoption of the Revised 2023-2031 COMMUNITY CONSULTATION – ATTACHMENTS PAGE 23 OF 

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Packet Pg. 543 Attachment: Exhibit B to the Resolution. Draft Revised 2023-2031 Housing Element + Attachments (5882 : Adoption of the Revised 2023-2031 COMMUNITY CONSULTATION – ATTACHMENTS PAGE 24 OF 
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REVISED 2023-2031 HOUSING ELEMENT - HCD SUBMITTAL DRAFT (ATTACHMENTS) - FEBRUARY 14, 2025

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Packet Pg. 544 Attachment: Exhibit B to the Resolution. Draft Revised 2023-2031 Housing Element + Attachments (5882 : Adoption of the Revised 2023-2031 COMMUNITY CONSULTATION – ATTACHMENTS PAGE 25 OF 

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Packet Pg. 545 Attachment: Exhibit B to the Resolution. Draft Revised 2023-2031 Housing Element + Attachments (5882 : Adoption of the Revised 2023-2031 COMMUNITY CONSULTATION – ATTACHMENTS PAGE 26 OF 

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Packet Pg. 546 Attachment: Exhibit B to the Resolution. Draft Revised 2023-2031 Housing Element + Attachments (5882 : Adoption of the Revised 2023-2031 COMMUNITY CONSULTATION – ATTACHMENTS PAGE 27 OF 

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Packet Pg. 547 Attachment: Exhibit B to the Resolution. Draft Revised 2023-2031 Housing Element + Attachments (5882 : Adoption of the Revised 2023-2031 COMMUNITY CONSULTATION – ATTACHMENTS PAGE 28 OF 

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Packet Pg. 548 Attachment: Exhibit B to the Resolution. Draft Revised 2023-2031 Housing Element + Attachments (5882 : Adoption of the Revised 2023-2031 COMMUNITY CONSULTATION – ATTACHMENTS PAGE 29 OF 

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Packet Pg. 549 Attachment: Exhibit B to the Resolution. Draft Revised 2023-2031 Housing Element + Attachments (5882 : Adoption of the Revised 2023-2031 COMMUNITY CONSULTATION – ATTACHMENTS PAGE 30 OF 

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Packet Pg. 550 Attachment: Exhibit B to the Resolution. Draft Revised 2023-2031 Housing Element + Attachments (5882 : Adoption of the Revised 2023-2031 COMMUNITY CONSULTATION – ATTACHMENTS PAGE 31 OF 

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REVISED 2023-2031 HOUSING ELEMENT - HCD SUBMITTAL DRAFT (ATTACHMENTS) - FEBRUARY 14, 2025

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Packet Pg. 551 Attachment: Exhibit B to the Resolution. Draft Revised 2023-2031 Housing Element + Attachments (5882 : Adoption of the Revised 2023-2031 COMMUNITY CONSULTATION – ATTACHMENTS PAGE 32 OF 
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Poll 1 – 27 responses

VIRTUAL WORKSHOP POLLS & BREAKOUT CONTINUED
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2 4
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12 More than 20
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no response
32//
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14 2
1 10
0 2
4 6
8 10
12 14
16 Own Rent Other no response
32//
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REVISED 2023-2031 HOUSING ELEMENT - HCD SUBMITTAL DRAFT (ATTACHMENTS) - FEBRUARY 14, 2025

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Packet Pg. 552 Attachment: Exhibit B to the Resolution. Draft Revised 2023-2031 Housing Element + Attachments (5882 : Adoption of the Revised 2023-2031 COMMUNITY CONSULTATION – ATTACHMENTS PAGE 33 OF 
7 6
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8 9
10 65+ 41 to 64 25 to 40 no response
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REVISED 2023-2031 HOUSING ELEMENT - HCD SUBMITTAL DRAFT (ATTACHMENTS) - FEBRUARY 14, 2025

7.b
Packet Pg. 553 Attachment: Exhibit B to the Resolution. Draft Revised 2023-2031 Housing Element + Attachments (5882 : Adoption of the Revised 2023-2031 COMMUNITY CONSULTATION – ATTACHMENTS PAGE 34 OF 

VIRTUAL WORKSHOP POLLS & BREAKOUT CONTINUED
Poll 2 – 33 responses
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REVISED 2023-2031 HOUSING ELEMENT - HCD SUBMITTAL DRAFT (ATTACHMENTS) - FEBRUARY 14, 2025

7.b
Packet Pg. 554 Attachment: Exhibit B to the Resolution. Draft Revised 2023-2031 Housing Element + Attachments (5882 : Adoption of the Revised 2023-2031 COMMUNITY CONSULTATION – ATTACHMENTS PAGE 35 OF 

VIRTUAL WORKSHOP POLLS & BREAKOUT CONTINUED
Breakout Sessions
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7 Hillside preservation
4 Traffic
3 protect open space
2 Build at shopping centers
2 focus on developed areas
2 no changes for single family zones
1 Safety
1 Build near transit
1 not sufficient affordable housing
1 focus on city
1 raise heights
1 keeping Pacifica’s small city feel
1 barriers to ADUs
1 mixed use would be good
1 ADUs preferable
1 no new building
1 environmental impacts
1 entice developers to build low
1 hillside ordinance may hamper development
1 rezone where needed to meet RHNA
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:KDWYDOXHVRUSULRULWLHVVKRXOGGULYHRXUUH]RQLQJGHFLVLRQV" 8 prioritize low-income housing
2 preserve hillsides
2 protect environment
1 protect existing housing
1 promote growth (anti-nimby)
1 alternative housing rather than just single-family
1 light pollution
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3 City is under-staffed
1 Too focused on single family housing
1 failing infrastructure
2 construction costs
1 Cost of land
1 lack of funding
3 local opposition
1 lack of transit
1 traffic
1 poor streets
1 lengthy approval process
REVISED 2023-2031 HOUSING ELEMENT - HCD SUBMITTAL DRAFT (ATTACHMENTS) - FEBRUARY 14, 2025

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Packet Pg. 555 Attachment: Exhibit B to the Resolution. Draft Revised 2023-2031 Housing Element + Attachments (5882 : Adoption of the Revised 2023-2031 COMMUNITY CONSULTATION – ATTACHMENTS PAGE 36 OF 

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2 More face-to-face time between city staff & developers 1 Diversify types of housing More mixed use
1 More ADUs
1 Redevelop underutilized commercial areas
1 Raise height limits
1 Focus on projects that support the community
1 partner with CBOs
1 work with SamTrans to improve transit
1 seek grants to improve streets
1 improve approving process
1 build housing fund
1 include planning commission in every approval
REVISED 2023-2031 HOUSING ELEMENT - HCD SUBMITTAL DRAFT (ATTACHMENTS) - FEBRUARY 14, 2025

7.b
Packet Pg. 556 Attachment: Exhibit B to the Resolution. Draft Revised 2023-2031 Housing Element + Attachments (5882 : Adoption of the Revised 2023-2031 COMMUNITY CONSULTATION – ATTACHMENTS PAGE 37 OF 
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Attendee Responses to Surveys – 96 responses
93 22
11 111 0
0 10
20 30
40 50
60 70
80 90
100
I live here I work here I own a
business here
I own
property here
but do not
live or work
here
I visit Pacifica Other No answer
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28 8
0 14
3 17
8 4 3
0 2 4 3 2
0 5
10 15
20 25
30 1(,*+%25+22'
REVISED 2023-2031 HOUSING ELEMENT - HCD SUBMITTAL DRAFT (ATTACHMENTS) - FEBRUARY 14, 2025

7.b
Packet Pg. 557 Attachment: Exhibit B to the Resolution. Draft Revised 2023-2031 Housing Element + Attachments (5882 : Adoption of the Revised 2023-2031 COMMUNITY CONSULTATION – ATTACHMENTS PAGE 38 OF 

COMMUNITY WORKSHOPS CONTINUED
0 5
86 22 1
0 10
20 30
40 50
60 70
80 90
100
I am currently
without
permanent
shelter
I live with
extended family
or with another
household
I own my home I pay rent to live
in my home
No answer Other
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13 0 4 0 2 4 5 6
62 0
10 20
30 40
50 60
70 5$&( (7+1,&,7<
00 12
56 25
3 0
10 20
30 40
50 60
Under 18 18-29 30-49 50-69 70+ No answer
$*(
REVISED 2023-2031 HOUSING ELEMENT - HCD SUBMITTAL DRAFT (ATTACHMENTS) - FEBRUARY 14, 2025

7.b
Packet Pg. 558 Attachment: Exhibit B to the Resolution. Draft Revised 2023-2031 Housing Element + Attachments (5882 : Adoption of the Revised 2023-2031 COMMUNITY CONSULTATION – ATTACHMENTS PAGE 39 OF 

COMMUNITY WORKSHOPS CONTINUED
7 13
7 24
19 19
7 0
5 10
15 20
25 30
$50,000 or less $50,001 to
$75,000
$75,001 to
$100,000
$100,001 to
$150,000
$150,001 or
more
Prefer not to
say
No answer
$118$/,1&20(
17 45
15 9
5 1
4 0
5 10
15 20
25 30
35 40
45 50
1 2 3 4 5 6 or more No answer
+2:0$1<3(23/(,1<285+20("
3 25
43 20
1 4
0 5
10 15
20 25
30 35
40 45
50 1 2 3 4 or more None No answer
+2:0$1<52206,1<285+20("
REVISED 2023-2031 HOUSING ELEMENT - HCD SUBMITTAL DRAFT (ATTACHMENTS) - FEBRUARY 14, 2025

7.b
Packet Pg. 559 Attachment: Exhibit B to the Resolution. Draft Revised 2023-2031 Housing Element + Attachments (5882 : Adoption of the Revised 2023-2031 COMMUNITY CONSULTATION – ATTACHMENTS PAGE 40 OF 

COMMUNITY WORKSHOPS CONTINUED
Small Group Discussion Notes
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5 Park Mall is a good site for housing. This property is poorly used.

Increase to 40/acre
Good options
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4 Emphasize more; stronger push for more credit
2 Good option
Will not solve the problem
Strictly limit
ADUs will create a parking nightmare
Get more from SB9 properties - they are not being counted Only allow where streets are wide enough. NOT on Pedro Point Good option for Fairmont
Need financial incentives
Excuse to build numbers higher except families use this to have extra places to rent out Need more
Can tiny homes be ADUs?
Essential
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6 Very supportive of highest density here
2 Fully redevelop shopping sites
2 Turn every shopping area into mixed use to add housing 2 Build it up
Good possibilities
Linda Mar Shopping Center is a good option. Near all shopping and transportation.

We would lose business with redevelopment
Fire service?
Concern is where would parking go
Two-layer parking structures would not be valuable. Pacifica isn't there yet.

Don't take our parking spaces to turn into housing.
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11 Oceana HS: Not a good area/do not build/remove from consideration 2 To put in this large apartment building would totally disrupt the parking situation.

Traffic would be horrible as the school traffic is awful now. 2 Not good for housing as it would impact traffic and wildlife 2 Parking is already horrible during swim meets and soccer Streets in area have already been damaged from when field was redone.

Area is needed for Paloma residents to park because of area REVISED 2023-2031 HOUSING ELEMENT - HCD SUBMITTAL DRAFT (ATTACHMENTS) - FEBRUARY 14, 2025

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Packet Pg. 560 Attachment: Exhibit B to the Resolution. Draft Revised 2023-2031 Housing Element + Attachments (5882 : Adoption of the Revised 2023-2031 COMMUNITY CONSULTATION – ATTACHMENTS PAGE 41 OF 

COMMUNITY WORKSHOPS CONTINUED
This is a unique neighborhood with dire parking needs NOW.

When did these lots become public and not school property? No ADUs in this area
Development here will ruin charm of area, increase traffic, and limit possibility of future
school expansion.

Do the kids or parents get a say so in the future? Would they want this?
This site is a feeding ground for the Heron, coyotes, and owls. This will disrupt
their ecosystem along with the ecosystem of the neighborhood. workforce housing overlay that gives incentives for growth in appropriate areas
prioritize affordability
prioritize workforce housing
increase density here
recreation facility impacts should be considered
future school needs need to be considered
Corp Yard: Great site!
Concerns about traffic.

Don't use schools that are in use.

Fairmont school is near an earthquake line and gas line &DOWUDQV2SSRUWXQLW\6LWHV
2 Skyline: Good site!
2 Provides access to transportation
Linda Mar: Ideal location
Concern about additional traffic
Would development of SamTrans lot impact traffic?
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2 do not develop
2 do not build west of hwy 1
2 Should be considered more
challenging area
keep as is - we will need it
considering state regulations, won't be feasible
open game
concerns for litigation
no armoring
500-560 San Pedro Ave is a good site as it is poorly used currently.

Need protection for housing
Cost concerns re: wall along Esplanade
Eliminate strategy. We all love the ocean.

Don't focus on these areas
REVISED 2023-2031 HOUSING ELEMENT - HCD SUBMITTAL DRAFT (ATTACHMENTS) - FEBRUARY 14, 2025

7.b
Packet Pg. 561 Attachment: Exhibit B to the Resolution. Draft Revised 2023-2031 Housing Element + Attachments (5882 : Adoption of the Revised 2023-2031 COMMUNITY CONSULTATION – ATTACHMENTS PAGE 42 OF 

COMMUNITY WORKSHOPS CONTINUED
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6 Density: Increase density in suitable parts of City
Increase density at shopping centers, storage areas, Pedro Point, San Pedro Ave,
Park Mall, Shelldance
Don't increase density
6 Spare our hillsides/Appreciate that hillsides are being protected 5 Quarry: Should be an option
Develop this land into "human" sized, 3-story units like in BC, Canada, which have the added benefit of being able to
withstand flooding.

The quarry should be an option. We are in a different place now than we were
in the past when we voted on it. The current proposal does not account for all
units and when thinking of future proofing for housing units. We are talking about voting for a community drafted plan versus a developer's plan. With community education, hard work, and planning, it is possible to pass a housing plan there and it seems lazy to not include that in the plan based on previous note outcomes.
4 Private Sites: Private should be considered.

Tri-plex and quad-plexes should be emphasized more for the privately owned sites,
rather than ADUs.

Ask every church/religious facility in Pacifica if they would sell land to a developer.

Many are not using all of their land.

Buy private property. Safeway site is a good location.

Buy private property. Use the abandoned area near the beach where we vote
(the public works condemned area?) and the golf course.

Negotiate with Good Shepard for property for low-income housing
Sharp Park Rd properties
Tall building over storage
Look at churches
Convert R1 sites to SB9 units (use SF as an example)
We are an R1 community
3 How will City/schools support additional demands for their services? 3 Don't like any of the strategies
2 Hazard Areas: should be included
not enough planned in hazard zones
Avoid archery range
2 Where else can we build? We need to build up.

Stay away from back of the valley for emergency access
Eliminate infill strategy
REVISED 2023-2031 HOUSING ELEMENT - HCD SUBMITTAL DRAFT (ATTACHMENTS) - FEBRUARY 14, 2025

7.b
Packet Pg. 562 Attachment: Exhibit B to the Resolution. Draft Revised 2023-2031 Housing Element + Attachments (5882 : Adoption of the Revised 2023-2031 COMMUNITY CONSULTATION – ATTACHMENTS PAGE 43 OF 

COMMUNITY WORKSHOPS CONTINUED
Build over highway
Consider high rise buildings and apartments - better than building on hillsides Spread out units to not impact East Sharp Park
Build where infrastructure will already support it.

Concern about adding more units in north end and diversity map Not enough planned for low income
Build more in the protected open spaces. They have become fire hazards.

Concerns re: infrastructure and emergency services in Manor area if over dense Mixed use will create parking and traffic concerns.

Liked the overall strategies and tactics behind each one Use housing preservation as strategy
Low-income housing should be near transit, shopping, and school 3ROLF\9DOXHV
12 Traffic and safety concerns/ evacuation routes
5 Remove constraints
4 This will increase need for schools, infrastructure, traffic concerns, road maintenance, sidewalks,
and safety concerns.
2 Increase density for all shopping centers
2 Keep small town feel
2 Zoning regulations need to be addressed
Reduce parking requirements for properties located on major roads that have walkable transit.

Incentivize developers to buy decrepit/empty lots and build tri-plex or quad-plex. The sites are less
than 1/2 acre, but with increased density, it could help.

Incentivize public transit for ADUs
Supportive of brownfield development
Tax second home homeowners
Senior housing should be high priority
Increase density of Harmony One
go up to 8-10 stories
maximize density and height in shopping centers and other places it's possible to reach RHNA
don't sacrifice density for open space
build where there's already buildings
increasing density would maybe incentivize SamTrans to offer more service We will not find all the RHNA units in large projects, small units throughout town should be included.

Take under consideration the fires in the Oceana Hills
Stop short term rentals (Air BnB's)
Infrastructure on Paloma Ave
Echoed the community values as listed in presentation.

All of our views will be gone (again decreasing property value) REVISED 2023-2031 HOUSING ELEMENT - HCD SUBMITTAL DRAFT (ATTACHMENTS) - FEBRUARY 14, 2025

7.b
Packet Pg. 563 Attachment: Exhibit B to the Resolution. Draft Revised 2023-2031 Housing Element + Attachments (5882 : Adoption of the Revised 2023-2031 COMMUNITY CONSULTATION – ATTACHMENTS PAGE 44 OF 

COMMUNITY WORKSHOPS CONTINUED
Consider the charm of a neighborhood and how "new" housing will ruin that charm/quaintness
People like myself chose to live here because of the small-town feel.

Protect SFR, greenway, animal migration, and green space General Plan zoning needs to be updated
Missing sites that have access to public transportation. Are we talking about adding buses?
Concentrate growth along hwy 1
Quality of life decreases as density increases
Keep age diversity/families in mind
Keep valuation of schools in mind
Keep nature
Need more middle-income strategies
Put housing near schools
Where is our town center?
Need Policies:
no in lieu feed for affordable housing, development impact fees increase,
developing relationships with nonprofit builders,
urban sprawl overlay that prohibits growth in unsustainable areas, *HQHUDO
2 Oceana site would cause issues at Sunset Ridge and Ocean Short schools with the influx of units.

These are the highest diversity areas and would exacerbate equity issues. 2 Mail the people involved or the whole city, if need be, to let us know early on.

Not word of mouth last minute.
2 The pandemic changed everything, and people are migrating out to less expensive area.

Housing needs are ever evolving.

Build cluster housing where it is less conspicuous
Take advantage of the citizens and utilize their knowledge of the micro-geography.

They would like to be allowed in to develop their housing Air BnBs should provide tax
The feedback on strategies is flawed because we are limiting the public's ability to comment
Prioritize what programs we can get done in the short run.

Recommend City gives feedback to HCD that shared housing should be considered Traffic would improve if stoplights were removed on hwy 1 Build over hwy 1 at manor shopping center
Need to also plan for the 3,000 additional cars this will bring Lowers property values
PARKING - minimum 2 cars per unit, 1 spot per apt., average 360-400 more cars on street Noise, noise, noise (trucks coming way too early)
Trucks, dirt, and noise for years
Obtain any grant from county and state
Reach out to low-income developers
REVISED 2023-2031 HOUSING ELEMENT - HCD SUBMITTAL DRAFT (ATTACHMENTS) - FEBRUARY 14, 2025

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Packet Pg. 564 Attachment: Exhibit B to the Resolution. Draft Revised 2023-2031 Housing Element + Attachments (5882 : Adoption of the Revised 2023-2031 COMMUNITY CONSULTATION – ATTACHMENTS PAGE 45 OF 

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These plans were done prior to Covid and much has changed.

We should protest to HCD
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What is the basis for the limitation for SHE size for affordable housing? Why is there a max size for the assumptions?
Why aren't there any exclusions for the limitations our community is faced with? Why aren’t private, vacant lots being considered?
Why weren't any R1 sites talked about for above moderate housing? Are large, private properties possible to explore for developments? i.e., the quarry How to control cost of rent?
If this goes through - are you going to eliminate all RVs from living on our streets? Why are people directly affected always the last to know? If the 2,000 units don't get built, what is going to happen? Someone gets fired from their job? Big deal! Causing the landscape to change and having neighbors adjust to a new living situation property value declination, peace, serenity of the area all disrupted - I believe someone should just simply lose their job.

Why are the city council mostly real estate professionals? How many of the officials that want this project to happen live in this immediate area (near Oceana high)? This is a unique area compared to the rest of Pacifica.

How can pipeline status be checked?
Is building above hwy being considered?
Can we increase tax revenue for housing?
How easily can people access hwy 1 for evacuation?
Is there talk about building another road over the hill? If there was another road, more units could be put in the back of the valley.

Is the buffer required?
How are owner vs. renter units counted?
Daycare is already hard for families to find.

What is the definition of low/moderate income?
How will new infrastructure needs be maintained?
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Quarry 18
Linda Mar Park ‘n’ Ride 10
Park Mall 10
2212 Beach Blvd 8
Gun Range 8 1
Manor Shopping Center 8
Linda Mar School 7
Oceana High School 7 15
Terra Nova High School 7
Fairmont Shopping Center 6
Harmony One 6
Dominos To Tripp Distillery Strip Mall 5
Sanchez Art Center 5
Seabowl 5
Eureka Square 4
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Golf Course 4
Linda Mar Shopping Center 4
Lumber Yard 4
Pacifica Corp Yard 4
Across From Pacific Bay School 3
By Police Station/Vallemar School 3
Calson Field 3
Caltrans North Of Shelldance 3
Fish And Bowl 3
Pedro Point Firehouse 3
Behind The Golf Course, Near The Archery Area 2
Caltrans Adjacent To Quarry 2
Crespi Center 2
Lutheran Church Hwy 1 2
Lutheran Church On Seville 2
Mussel Rock 2
Oceana Pet Hospital 2
Open Space Across From Terra Nova High School 2
Safeway 2
Sanchez Field 2
Shamrock Ranch 2
St Peters 2
500-560 San Pedro 1
Across From New Library 1
Adobe 1
Areas Off Fassler 1
Back Of Rockaway 1
Caltrans At Skyline 1
City Hall 1
Corner Of Francisco And Monterey 1
Episcopal Church 1
Fairmont West 1
Good Shepherd 1
Gypsy Hill 1
Imperial Park 1
Library 1
North Of Golf Course 1
Ocean Shore 1
Oddstad 1
Parkland In East Fairway 1
Picardo Ranch 1
Roberts (Harmony 1) The Woods 1
Roberts Rd 1
Rockaway 1
Rockaway Ave/Lower Cattle Hill (Highlands Project) 1 1
San Pedro Creek 1
Undeveloped Area on San Pedro Ave behind fire house 1
Coastal Zone (All West Of Hwy 1) 3
Oceana Upper Parking Lot 1
Pedro Point 1
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Packet Pg. 573 Attachment: Exhibit B to the Resolution. Draft Revised 2023-2031 Housing Element + Attachments (5882 : Adoption of the Revised 2023-2031 COMMUNITY CONSULTATION – ATTACHMENTS PAGE 54 OF 

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Packet Pg. 576 Attachment: Exhibit B to the Resolution. Draft Revised 2023-2031 Housing Element + Attachments (5882 : Adoption of the Revised 2023-2031 COMMUNITY CONSULTATION – ATTACHMENTS PAGE 57 OF 
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Packet Pg. 577 Attachment: Exhibit B to the Resolution. Draft Revised 2023-2031 Housing Element + Attachments (5882 : Adoption of the Revised 2023-2031 COMMUNITY CONSULTATION – ATTACHMENTS PAGE 58 OF 
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ANSWERS
If you want to build more, we need wider freeways and a Bart track that runs down the middle of the new freeway to Linda Mar help with the bad traffic we already have in the afternoons and weekends.

I like to move to Pacifica
I'm against development at Oceana HS and will be sending an email detailing that. It's a bad idea for several reasons and would have a far greater negative impact than other possible sites in the city.

Don’t build in existing green space already used by community We as local residents will oppose development on Oceana high school campus. It will decrease our property value. Adding apartments on school grounds is a recipe for disaster and danger to the children. Save our open, community spaces and keep residents safe
Development of the fields at Oceans High School is not supported as it would make that area too dense and lose open space. For example, where would all the new cars park?
To many airBNB’s. one host (guy) alone owns 13 homes in Pacifica. He will own all homes soon. How many Airbnb’s will there be until we reach a breaking point because there not occupied everyday and business will over time suffer especially winter when these homes are empty more often.

Education program(s) to help buyers think “outside the box” for home ownership. Many ways to buy a home if the buyers are more flexible.

We need senior housing with graduated levels of care - assisted living, not just independent living. We also need family-oriented affordable housing.

Please do not build on the field at Oceana High School. Housing should not replace existing green space areas. This location is not a transit hub and I do not see the benefit of building housing here.

The City Owned Properties that are vacant should be an example to create affordable housing, Business Co-ops and volunteer assistance. Call Me anytime, Linda D.. 650.438.5530
No housing at the Oceana school location. Too much traffic less open space. Totally against this Increase inclusionary rate to 20%; create a dedicated housing fund supported by a vacancy fee, a title transfer fee, in lieu fee, impact fees and sale of city land; a 60 day restriction on short term rentals; changes in building code and zoning to support tiny homes
I am concerned that proposed development NOT take away from existing open space and recreation areas such as soccer fields, baseball fields that benefit the community
Additional senior housing.

What is the city going to do about Airbnbs that remove housing from the market and make commercial enterprises out of houses that should be occupied by people living there?
Only build in infill. We don’t have adequate transit so don’t build in Quarry. Prohibit building in fire prone areas and areas never built on previously -open space areas including Quarry.

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The proposal to build low-cost housing next to a high school is insane. Drug use, stolen property, alcohol abuse, pot smoking is prevalent in these types of housing units and should not be in close proximity to children. Especially drugs that are that close to and available to students is a huge concern. It is already bad with all the pot clubs in the neighborhood and people just walking down the street getting high. Keep all these temptations and availability to drugs, beer etc. as far away from schools as is possible.

Building units known for this type of use right up against a high school is detrimental to the well being of the high school students.

That's not even discussing the parking issue. There will be not enough parking for multiple units with god knows how many people in each unit. Look for a long range solution, not just stick units in what you consider open space. Its not open and is needed for the students needs in the years to come.

It would be nice to know what models the city is using to define success (other cities in similar situations and how they've successfully addressed this issue). Thanks for gathering feedback from the public! get homeless to sleep/live in abandoned churches & schools. excrement on streets awful Build or redevelop existing mall areas for mix/commercial i.e. Park Mall. Convert single family homes to multi-unit homes if possible. Areas i.e. around Skyline for better access to transpiration. Review permitting process Do not build on mountainsides. Infrastructure first- address traffic and egress safety. Can we get a waiver due to little buildable space?
legally petition the state of Calif to amend the percentage growth to reflect the geographical location of Pacifica and the current infrastructure it can handle.

The issue is that the Bay Area has high salaries, but not enough housing. Adding enough housing would destroy what makes this area great. Instead, improve local and regional transportation so that people can efficiently commute to their jobs.

WE request that you add 2.713 ares of land we own to Pacifica's list of new Housing Opportunity sites. The land could accommodate over 140 units of housing. It is just north of the Lutheran Church at 4400 Cabrillo Highway: APN#018-140-2200, 018- 140-300, 018-140-660. I will send you additional information tomorrow (Friday, Dec 15).

Remember that there is limited access in and out of town and more housing means more people and more traffic. Work to allow inlaw apparent sand help repair existing structures to provide housing . Don't add more strain to our water supply A balance must be struck to integrate affordable housing within existing neighborhoods and educate the existing residents on the fairness of affordable housing.

I am against building housing on/by Oceana high school
Find opportunities in areas that are already developed and preserve green space (parking lots, underutilized buildings and shopping centers)
I really don’t know why you want to download this to a community that we pay high taxes in, and purchased here to avoid the problems that you’re presenting
Building a lot of homes on an open space where there are children in school is unacceptable and unsafe. There is a high school and preschool right there. Also, people use that space for sports and activity. We need more space in Pacifica for that and less housing.

I am concerned about the identification of the Oceana High School field as a potential housing development area. Development in that space would take away an important recreation area for youth, seniors, and families. It would also have significant traffic impacts and fundamentally alter the aesthetic of East Sharp Park.

The green spaces in Pacifica now are very valuable to the well fair of us who live here. Studies have found that people who are connected to open & green spaces, in their neighborhood, have better lives. Please keep our open areas open around Oceana High School. Many who live here near, across the streets, walking distance, & many travel to use this field for so many different outdoor activities. If two or three hundred units are built here, there will be no parking on the streets along the high school, traffic will be awful, especially during pick up & drop off, during rush hours, & during special events at the high school, its already jammed pack on the streets. Just like Vallimar, I estimate it could take 10 to 15 minutes just to drive out of our neighborhood during heavy use time. The value of our quality of life will be eroded significantly. The cross walks at the intersection of Paloma & the frontage road is already packed & will become more unsafe. I again want to reiterate, the value of this green space for the well being of our community & well being of our mental health. Thank you.

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Build on the Rock Quarry, Lumber Yard, archery, Build on skyline Dr. Use the old Landfill area and trash area near lands end, use the abandon yard near the pier, move the police station, buy private property, use that land near Roberts Rd, use hotels and motels/re-develop them. Pacifica does not want high rises like San Francisco/Daly City this is why we moved here. One freeway out of town could be a disaster if we have to evacuate for 40k residents. Traffic is nearly grid locked on a summer/Weekend.

Thousands of people could die, Tsunami/earth quakes can happen. This is a disaster we can avoid. We dont want our town to turn into Atlantic City. DO NOT take/use Oceana High School property. Hire local city planners and managers.

Do not allow new neighborhoods that will be detrimental to our fragile ecosystem. High density residential above commercial is a far smarter way to increase housing.

All new units should be as self sustaining as possible: Solar with battery backup, passive solar design, grey water systems, heat pumps, etc. Infrastructure improvements: HWY 1 widened, overpass at Vallemar Mixed use buildings in East Sharp Park, Eureka Square Shopping Center, Manor Shopping area, Linda Mar Shopping area, Back of the valley shopping areas.

Stop allowing vacation homes which take away from permanent housing for families.

Develop the QUARRY (housing & commercial)!!! Facilitate workforce housing at Oddstad. Build/facilitate mixed-use development at Park Mall (especially the deserted Chevron lot) & Sanchez library.

Traffic problems, no church, building on unused city property. Sell off city unused property for housing let them build after highway 1 is fixed
Sacramento doesn't have a clue when telling us to 'build, build, build'. We don't have many ways in/out of Pacifica. Some neighborhoods (Vallemar, Rockaway, Pedro Point) have crappy narrow roads. In case of fire or other emergency we will be stuck in gridlock on Rte 1!!! And if any of the coastal towns south of us have to join us, we are screwed. Sacramento needs to use some common sense and let cities/towns decide how much housing is appropriate and safe! Allowing unlimited ADU's and duplexes will also had to the parking problems we already have.

Changing the building and zoning codes to allow higher height density housing that are close to sloping hillsides by converting single family housing and that won't obstruct others view. Change the building and zoning codes on single homes to allow renovation of existing rooms into more usable space without losing the original square footage of the replacement rooms.

There is no way that 10% of Pacifica’s housing needs can be achieved by building on Pedro Point Field. That’s 180 units which, with weekend beach traffic, would result in gridlocked access to and exiting from Pedro Point.

Need to provide more SENIOR housing. Having current residents be able to move to Senior/Assisted Living in Pacifica will free up current housing for new homeowners without increasing traffic, or adding additional strain on Pacifica's infrastructure.

Focus on traffic, sewage lines, water available, and upgrade water treatment plant. Assist shopping centers to build apartments above stores. Force a higher % for low cost housing on new constructions, and off grid as much as possible.

I do not support new construction. I believe we can rehabilitate existing areas/structures to meet our housing needs. We don’t want to look like Daly City.

Please do not allow new construction of mass units in our town. Please keep green spaces green. Please consider the impact of increased housing on our already taxed roadways.

We need rent control in Pacifica. Rents are too high.

Eliminate the CEQUA process which adds years to projects. Streamline the entire process!!! All housing plans must not increase the burdens on existing neighborhoods, i.e, traffic, sewage, water supply, emergency services, storm water, environment/natural resources.

Governor Gavin Newsom is out of touch with reality when it comes to individual communities, such as ours. We have a lot of unbuildable, very dangerous land in Pacifica. It will be very difficult for us to meet the RHNA numbers mandated by the state.

Do not destroy the current quality of life that we worked hard for. Pay service workers living wages. Time to develop the quarry - mixed use housing and retail plus recreation.

Add more live work units such as those in Rockaway on Dondee. This design setup is desirable and in high demand.

Preserve the unique West Sharp Park historical district. Do not build four or five story buildings there.

You do not address the main issue in Pacifica which is investor owned houses. We should be eliminating short term rentals and vacant houses should be taxed
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Pacifica is a small town. Let's keep it a small town. Otherwise the infrastructure is not going to hold up. If you want to add housing, add infrastructure first.

Provide a central location for Rv dwellers scattering throughout the city In neighborhoods is not a solution Donot allow housing to build on our open spaces, our spirtual essence of the City. Environmental sound build with protection of Mother Earth & her wildlife
Prioritize development in existing commercial zones in the northern sector of the city, with greater access to transit and services.

Do not developer housing in vulnerable open space, or in the high-traffic (one-way in, one-way out) southern half of Pacifica! Focus on affordable housing construction including for low and very low income residents. Housing density with needed changes in height limits is necessary. Housing for people who work in Pacifica is critical [service industry, teachers, fire/police, tourist industry]; we need to build community here.

Too many NIMBYS in Pacifica who come up with excuses to block almost any type of new housing.

Thank you for this survey! I am one of many residents here who is highly educated, employed (as a psychotherapist) and struggle to afford housing. Please focus attention on very low income and moderately low income housing in all development (no mixed projects- not enough units!!) thanks.

Building 180+ units on the current Oceana High School parking lot area would be a disaster. It will add to already bad and poorly managed traffic, it will create crowding near sensitive open space, and will lower the quality of life for the entire Sharp Park area.

Most everyone wants to help people experiencing house insecurities. But don’t overcrowd existing neighborhoods and create more traffic problems. Just because there is a need for housing for teachers doesn’t mean it should be on school grounds, ie Oceana High School.

I would want to make sure that rules are not too rigid on either side. For example, rules to build affordable housing have flexibility.

The biggest problem in pacifica is traffic solve that problem and put in a marina so low income can live on boats. open up fishing industry and provide jobs.

Please: 1. do not rely on commercial developers, but rather give these jobs to local builders that care about the community; and 2) start a Pacifica land trust that buys public land for sale community hosting (research Burlington Land Trust). Thank you! Do not put thousands more people into Pacifica when our infrastructure is so poor: anyone who has to drive on Hwy. 1 (all of us) knows it's a traffic jam Monday - Friday at the main rush hours, and hundreds more cars piling onto Hwy. 1 will be chaos. In case of a natural disaster such as major fires, hardly anyone will get out and the result will be chaos and loss of life. Think before you allow developers to plop down a bunch of houses and pretend that is a solution -- it's not. People living in motorhomes on our streets live rent and utility-free, pay no taxes, while homeowners and businesses in this town end up having terrible streets and emergency services diminished. Seniors cannot possibly get "raises" to continually pay more for taxes each year.

Mostly I'm concerned that California thinks we need more housing. On a planet with dwindling resources having fewer people, not more, makes for sustainability.

The extreme increase in homes being purchased with the sole intent of being short term rentals (AirBnB, VRBO, etc) is hurting the community and making it difficult to buy an affordable house. We NEED regulations on short term rentals in Pacifica ASAP! Increase density of current housing locations to preserve open space. Increase public transportation availability, and connect are very spread out services of restaurants and commercial spaces with additional walking and bike paths, including more highway one overpasses similar to what was rebuilt at Eureka Square It shouldn’t be up to a small municipality like Pacifica to solve structural, societal problems such as homelessness and senior neglect
1) Provide public land to non-profit organizations for truly affordable housing. 2) Charge for-profit developers impact fees for market-rate development, in order to finance low income housing. 3) Annex San Francisco’s underutilized property within or adjacent to Pacifica’s boundaries for public low income housing.

If people are not able to afford to live here maybe they should not. Not everybody can afford to live where they would like to.

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Living as a resident in east sharp park for 35 years and raising my children here, I love my community and want to preserve its charm, open space, views of the ocean, and non congestion of too much traffic. I am strongly OPPOSED to the construction of new apartments at Oceana high school field. This is not what our community supports. We cherish our beautiful open space and new construction for housing can be found in other areas of Pacifica that don’t encroach on cherished open space to satisfy the needs of a few. Build against or near hillsides that won’t block views of the ocean; Build with this in mind. Don’t block the views and open space of residents wanting to protect this glorious open space. Adding ADU housing requires a homeowner to provide a parking space that is NOT on city streets. This stipulation is written in the text of SB9. ADUs must not be allowed if a parking space is not provided on the property owner’s property- our existing street parking already has become overcrowded. Our neighborhood was built for low traffic and congestion which will be additionally strained by adding new construction to already crowded neighborhoods. The street that runs along Oceana high school is already impacted by heavy traffic during commute times to school and when school is dismissed. Open space is CHERISHED. Don’t build in neighborhoods already strained by limited parking because of too many cars caused by too many people crammed into existing overcrowded neighborhoods. Build somewhere else and don’t take away our open space.

Be able to have more than 1 ADU per house.

Please keep in mind that the 3-5 years construction on some of these properties will be devastating to some, due to the infrastructure and also after completed. Thank you
Humans migrate. Sea rise/cliff deterioration will force our movement inland as drought will force others here. Stop gap or long term plan? Walk in health clinic, mental health, job training center.

Do not cut down trees for more building!
We need more housing that is not single family so that rents come down (more supply) and housing that allows young people to get onto the "property ladder", like townhomes.

Focus should be keeping current Pacifica residents housed and better supporting our senior and disabled populations. I also believe it would be helpful to support pacifica homeowners in keeping and maintaining their homes.

Build more senior housing so seniors if they want to can sell there homes and familys can buy them. In the beginning of your surveys list English before any other language options, keep things simple. We all have to communicate. Encourage people to speak English. United we stand, devided we fall.

While other communities in the county have done nothing to add housing, Pacifica has been over developed. We do not need more traffic, long lines at stores, etc.

Help stop the unnecessary low altitude flying planes that continually blanket Pacifica. These planes can fly higher reducing the interruption of sleep, peace of mind and quiet.

I not big on housing being built on school property and I defiantly do not want to see a super mega church being built in the middle of a residential area!
Please do not consider any land west of highway 1 in Pacifica as a potential site for more housing. It would be irresponsible to put more housing there giving the short-term and long-term effects of climate change.

The quarry near Rockaway is a great spot for a big development Disgusted: This is a survey regarding Pacifica and the part of town that I live in is called 'Fairmont West', not Fairmont. Housing for First Responders is important to me. Housing for teachers is not. Take a glance at the housing for JUHSD which is located next to their district office. The housing is for anyone in the district (lottery). It's unfair that an administrator (which there are MANY, & there are less students year after year) has the same right to the housing as some who makes half as much.

There are currently many short term rentals in my neighborhood that could otherwise be used to provide affordable housing for someone.

People that worked hard all their lives should not be forced to subsides housing for people that won't work or skill set doesn't align with the current economy. Current home owners are treated unfairly by state and county officials.

Green space is very important to our community and it would be devastating to lose. Would prefer to convert existing spaces such as parking lots into homes.

Do your best. God bless.

Improve public transportation. Make it more accessible.

Limit immigration. CA has too many people to support!
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We need restrictions on air bnb housing.

No air bnb housing
More commercial businesses to incentivize tax base - will promote better money for school districts. Pacifica elementary is a low cost school district since it depends mostly on homeowners.

Do not believe adding second unit on single house lots.

Again, limit air bnb's. Multi-family housing is a better use of land. Build affordable housing. More housing for seniors.

Support more kids in school and things that they can do. There are no theaters or other things for them to do.

Nothing is spent on our children. They need to leave Pacifica for fun.

Pacifica doesn't have the money to subsidize other's housing. We need more tax paying folks in Pacifica so we don't drain our current limited services.

We'd like to see the both of the following publicly listed: 1/ the full list of potential sites which could be rezoned, and 2/ the list of considered sites which did not meet the criteria and the rationale for each sites disqualification.

The public wants to see the final list of proposed sites. When can we see that? The city needs a plan to create more foot traffic on palmetto. Pacifica should look to towns like Burlingame and San Carlos as the model for what a pleasant, clean walkable downtown should look like.

The survey questions are not well formed to provide actionable information to move forward affordable housing. That's the issue:

AFFORDABLE housing. City fees and number of units that must be affordable per development are too low. Work with our elected county and state officials to change the RHNA process to require cities that are building excessive commercial/business complexes to take on the burden of the additional housing as they benefit from the revenue those complexes generate, and, push to not develop in the fragile coastal zone or mudslide prone hillsides and in area of increasing wildfire potential.

Limited the use of residential property for Air B&B is an important way to make more housing available. Also multi-housing units should be built near public transportation and services. Finally, corporate ownership of residential property should be limited.

Help small businesses on retention of employees and quit putting it on our shoulders of business owners and homeowners! what are the sanctions if pacifica is unable to provide a plan to locate all 1800 of it’s new housing element requirements? One of the charms of Pacifica is all the green space (mountains) that surrounds it. Please do not allow development in these precious mountains! There is empty space (retail, commercial, Oddsted school…) that can be considered for housing.

Yes. Decrease the tree hugging that thrives in Pacifica and allow more housing developments. Stop the ridiculous new taxation due to low property tax revenue which is 100% due to not allowing more developments to be built -- which would provide significant property tax revenue
Keep open spaces OPEN; preserve Pacifica's beauty.

Stop all the short term rentals!
Whatever plan the city makes should NOT be one that destroys the character of existing neighborhoods. And the plan should take safety and environmental issues into consideration.

I think that if the city encourages homeowners to add mother-in-law type units to their homes, those owners will rent them as AirB&Bs, and that won’t help locals find permanent housing. I’d like to see restrictions on the number of short term rental properties in Pacifica so that there are more units for longer-term renters.

Pacifica does not have the support services to care for more and more people. We don't have the transportation to access work hubs and our highway are can't handle more cars safely. I think we need to limit new building.

Big companies like Apple, Google & Salesforce should not be allowed to off-load the housing shortage they have created to the taxpayers. They need to build dorms, condos & apartments on top of their glamorous campuses to house the workers they bring in.

With housing increases in Pacifica there must be public transit increases and simultaneous (or previous) improvements to infrastructure, such as roads, water, sewage and public safety. Housing should be scaled to the neighborhood with careful consideration of traffic and infrastructure impacts.

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Provide streamlined process for builders, incentives for new construction.

My husband and I live in the same apartment we moved into in 1993 and because there are no reasonable or affordable (mind you, we make tech salaries) single family homes or condos in town, we chose to rent a second apartment across the street to accommodate our growing, blended family. We should be in a nice family home here in the valley, and our two apartments made available for others. We need more of *all kinds* of housing.

Emergency access/egress- when many valleys have only one road & Hwy 1 can easily become gridlocked - Also NIMBYs make development a losing prospect for developers
We need to do away with the community input process for minor projects like small developments. there should be extensive and comprehensive community outreach programs to formulate citywide plans that actually reflect the reality on the ground so we don’t need permits to build basically anything that triggers community feedback. There’s an excellent article in Vice news about this. We have many of our own examples locally that could have been a featured in this article. https://www.vice.com/en/article/n7z5jm/thank-you-for-your-feedback Sidewalks are desperately needed in Pedro point and Vallemar and other parts of the city! School needs to be available to those who LIVE in neighborhoods that are walking distance (neighborhood schools not lotteries) and school buses are needed so people don’t have to ferry children all over town dropping off and picking up.

Establish a dedicated housing fund. Adopt rent control; establish a database of rentals, Incentivize low income development Expand the Safe Parking Program Qualify for county, state, federal housing funds/assistance Adopt best practices of other jurisdictions
Ultimately we need to increase the supply of housing. Encouraging development is key. Restrictions such as rent control, reduce the incentive to build supply.

Allow rental units on top of commercial buildings and encourage/ insent business property owners to expand for rentals units. no
This is a Bay Area problem and needs to be addressed at the county and state levels as well. Like many retired/retiring teachers, I will not be able to afford rent anywhere in the Bay Area beyond this year. We need more moderate income housing desperately.

Significantly reduce the number of homes allowed to operate as STR's, which are being purchased significantly over the asking price, making it impossible for Pacifica Locals to submit competitive bids for houses.

Revisit Pacifica's growth limiting zoning such as R-1-H (keep hills green yet allow ADUs at or near streets; work with Habitat for Humanity to build more affordable units for all; assure City & developers provide sidewalks and gathering places meet ADA standards; provide reliable free / inexpensive public transportation systems throughout Pacifica, linking special needs services and nearby communities.

Hire more planning staff to process project applications and arrange for outside consultants to do the work until staffing needs are filled.

I think people should live where they can afford to live.

Restricting large housing development in Pacifica and keeping Pacifica natural beauty and free space. 1) Maintain height restrictions in W Sharp park south of IBL Middle School; 2) Redevelop the industrial area on Palmetto, N of IBL Middle school- current land use (self-storage, empty factory, RV park) could be redeveloped for affordable apartments and condos. 3) Pass rent control 4) Place heavy restrictions or prohibit short term rentals (e.g. Airbnb); 5) Do not allow foreign investors or corporations to purchase homes; 6) Do NOT allow hillside or open space development (e.g. proposed Linda Mar woods and Hillside meadows projects)
We need more support for affordable senior housing.

New housing without new jobs in Pacifica will mean more traffic. Traffic congestion is poor now and will only get worse with more housing. Support overturing SB 9 and SB 10 to get rid of these stupid laws. Pacifica does not need more housing especially with the roads we have.

We should not ruin what makes Pacifica Pacifica in order to meet some quota. Forcing denser housing (adu’s) is not the answer.

Lets start with limiting short term rentals. The visible homeless in Pacifica are not going to be effected by additional housing units.

They need supportive housing, like dorms that have services on site and easy access to transit/resources.

We need family affordable housing
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Some sort of moratorium against corporations or outside investors outbidding families by buying homes to rent as air-b-n-b’s.

Give the everyday person a chance to live in a home.

There is no one solution to the shortage of affordable housing in Pacifica. Solutions should include developments funded by public private partnerships, rehabilitation of existing properties especially located by public transit and services.

Somehow limit/discourage the sale of single-family residences to corporations, both domestic & especially foreign, and people who are only buying to create rental properties/Airbnbs. It's very difficult people trying to buy a home because they are being outbid by these businesses, inflating the cost of housing in the area.

Encourage developers and landlords to connect with HUD and participate in subsidized rent programs (Section 8). People tend to associate this with "slums' and "the projects", but there are some very successful uses of HUD senior housing here in Pacifica.

Landlords have 100% occupancy and receive market rate from HUD, while renters pay 1/3 of their income. assist to develop a more robust public transit system. unfortunately we are a transit desert.

My answers vary based on what part of town we are talking about. Without sufficient transportation infrastructure, we can't add more people to the south end of town....Highway 1 backs up every day with the current population. And, that Manor overpass area is an accident waiting to happen, so it's tough to add more people in that part of town. We can't seem to maintain city road surfaces now. What happens with more vehicles on those roads? Are we willing to invest in more public transportation? We also need to consider utilities. Do we have a plan to ensure sufficient water? Does the gas/electric structure support the level of use we will need? Sewer system? I know we need to add housing, but I also know we can't do that without looking at the big picture.

Limit Air BNB's so there are more long term rentals available.

I think Pacifica should not be held to the same standards of towns with lots of flat, open space. Our terrain and hills are unique yet we are forced to confirm to State standards that don't fit our town's physical layout and distance from services and transit. Let's fight back and not destroy our hills yet provide some new housing too.

Develop the quarry; develop the defunct sea bowl site
The given goal of just under 1900 new units is probably impossible to meet w/o destroying hillsides and the overall serenity of Pacifica, especially the Linda Mar Valley. I really think we should appeal this arbitrary # for the following reasons: The housing market is now on a down turn and we maybe left with a vacancy issue, putting more pressure on the hillsides is almost negligent, and our infrastructure will continue to degrade as more people will just add un-recuperated expenses as the P-Tax will not cover the overall aggregate service needs. Hwy One is already a mess. Has the State/Fed stepped forward with a plan to address this? Pacifica is extremely limited on transit options making housing density location decisions critical. Quality neighborhood shopping needs can limit traffic/travel difficulties.

Im not in favor of rent control- I am in favor of smart development-one where WE, the people who actually support smart growth/development decide what we want ( open space is not an option) Not real estate agents and builders. Then solicit proposals based on our guidelines from a developer coalition. The quarry is one of the last major pces of land this might happen.

Or you could try a smaller test case with the city owned property across from the pier and next to that , it's an ideal place for mixed use retail, commercial, restaurants and condos.It's totally wasted now. Visitors come their every day and there is not one place to spend time or money unless you want to count the Chit Chat or sit out on the boardwalk pier. Its the biggest wasted opportunity and has been forever, ( Ive lived here 35 years) . I believe the Coastal commision would not let Nicks expand/ rebuild but they let a whole new hotel be built. The city shows no incentive to really develop a town center, where people can gather . Palmetto, at this stage, is not doing it.

Please consider access to medical care, e.g., physicians not accepting Medicare; access to schools near residential areas to avoid lotteries and commutes.

Infrastructure is a HUGE deal. Before any consideration can be made for more housing (which means more residents which means more vehicles coming in and out of the town), we need to figure out the road/highway situation. It seems incredibly irresponsible to try to pile more people into a small town when there isn’t even a way to safely get all the people who already live here in or out in an emergency. So it will take years just to get our roads prepared to handle more people. That should be first priority.

Do not build on the fields of Oceana high school. Build on existing paved parking lots or where people don’t mind like the maintenance yard/civic/utility dump near the pier. That’s vacant and useless land.

Need housing for the disabled.

Please do not build on the hillsides.

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Please, Do not destroy our quiet, safe family based neighborhoods with added duplexes, additions & detached buildings on existing property!
How can we add more houses with no safe way out of these coastal valleys in a emergency, fire etc The City needs to be more open to other alternatives sources that are ready to work with the City in providing moderate/workforce to low or very low income housing. Also, the need to create a funding source would certainly help as well.

Improve transit options.

We really need stronger rent control than what the state mandates, also more limits on air bnb type housing that takes so much away from the rental market.

This statement in #9 is vague and without substantiation as to what the plan is. Appreciate being able to focus on affordable housing, which is the issue. Workforce housing is important for the Pacifica community and is where I'd like to see the focus (we have more than enough general residential development). Must focus on SAFETY; must focus on protections for our environemnt.

Don't continue the city's current trend of disregarding environmental and safety concerns. We are in an area of constant coastal erosion, potential sea level rise, tsunami's, floods along the creeks and wildfires.

There are too many Airbnb’s in West Sharp Park that could become rental units for residents. I would favor more restrictions on this.

In addition to housing- I think it's important we keep in mind community spaces as part of this- if new developments go in they should also have to commit to funding community spaces- libraries, schools, soccer fields, tennis courts- places that are open and available for everyone to use.

Under ALL circumstances, please do not build housing on the hillsides of our mountains.

Salaries are too low period and rents are too high...we don't need to destroy our town with more homes, we need to rehabilitate existing unused buildings and make it more affordable for families to add ADUs for aging family members.

It's the wrong approach to position ourselves at hitting 100% of RHNA numbers. A valid effort and positive progress will suffice when political realities play out, the state doesn't have the ability/bandwidth to follow through on their threat to establish local control. Housing here should be focused on infill & higher density in the Northern neighborhoods and off Skyline. Linda Mar & Rockaway can't safely sustain significant new housing due to Hwy 1 constraints and severe fire risk hillsides.

STOP THIS RIDICULOUS FARCE OF BUILDING “AFFORDABLE” 8000 UNITS IN PACIFICA WHICH HAS TURNED OUT OTHER LOCAL COMMUNITIES LIKE SSF INTO DISGUSTING LOOKING APARTMENT CORRODORS THAT HELP EVERYONE BUT PACIFICANS!!!

MIDDLE INCOKE PEOPLE BEEDING HELP WITHBAFFORDABLE HOUSING NEVER QUALIFYBFOR THESE MONSTROSITIES Please don’t become Daly City/S San Francisco with houses jammed everywhere - keep Pacifica green/full of nature. Build up a bit where land is already cleared (like Linda Mar Shopping Center) rather than clearing new land. Remember our need to safely evacuate - we don’t have many ways in/out.

Do not take away land that our kids and community use for recreation.

Please don't build on the Oceana High School playing fields! I think multiple duplexes on single family lots, ADU's and affordable senior housing is the way to go.

Repurpose illegal AirBNB for affordable housing. % of RHNA was conveniently left off of the Oceana HS site. It's not fair to develop the bulk of RHNA/300+DU at the Oceana site as it's not sustainable there due to traffic, safety evacuation factor, and road conditions/infrastructure. Pacifica cannot be compared to other regions for RHNA as we are different geographically, and cannot build on the coast nor mountain side. There's limited road in and out for safety and cannot safely sustain an increase of RHNA, therefore it must be appealed to decrease the numbers of RHNA compared to our neighbors.

Fight the state to stop unwanted development in pacifica. Keep our open space.

I suspect that our housing supply is shrinking because of the number of VRBO and AirB&B units (single rooms and full houses). I'm doing some research on this, but I think stronger limits and enforcement on the number of short-term rentals can help open up the existing housing to permanent housing for more people.

Unfortunately, a large portion of Pacifica residents are stuck in the past and are antidevelopment. Until city regulations are changed and there's an opportunity for true, open discussion on how to add new housing, nothing will get done.

LindaMar school should be apartment complex.

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Improving public transit system in Pacifica. can help focus where more housing should be produced We need more supply, plain and simple, however we can get there. we cant allow everything to be voted on by people who will never approve rezoning out of unreasonable fears.

Get the help of agencies skilled in developmentally disabled issues & those for aging seniors & others with needs. We have many commercial " plazas" that provide a unique mixed use bonanza. "Near transportation" is short sighted , inefficient, unfair. Create real public transportation. It is essential & ecnomically progressive in the end. Thank you We should not force over building in our existing neighborhoods and open spaces. That would change the character of our neighborhoods and the reason why we love living here.

Build new mixed use Santana Row (SJ) style higher density developments on existing outdated shopping centers - Fairmont, Manor, Manor near 24-hr fitness, Eureka Sq, Crespi Center, Linda Mar, Pedro Pt, Pedro Pt Ace, Park Pacifica; Cover over highway at Manor Overcrossing for park/ mixed use development, Quarry flats. Allow ADU's and SB-9 lot splits/2duplexes where allowed per state law. Streamline approvals with as of right zoning - no planning commission hearings if project conforms to zoning/general plan/specific plan - go straight to building permit application/approval. Work with Samtrans and developers to increase bus service, shuttle service to BART; work with CalTrans to signal timing or change all lights to traffic circles. Do Transfer Develoment Rights (TDRs) to allow owners of HPD and bluff front properties to sell and transfer their development rights to the mixed use centers to increase the mixed use density and keep hillsides and bluff areas development free Please stop allowing citizens that want to stop developments in their own neighborhoods for selfish reasons. I see yard signs in Linda Mar against a development on San Pedro Mountain and think it would be ideal for a new subdivision to conform to the new state laws that will go into affect in 2023. Why the resistance? Selfishness! Pacifica residents do not wish increased housing density. Commuters do not wish to commute far. Traffic is already an issue .

We don’t need more people- we just need to house our residents appropriately .

More mixed use!! Especially on the west side of Palmetto + buy out or encourage development of the auto storage/repair/towing & garbage/trash/recycling yards in areas with great potential mixed-use options. Develop the Palmetto (south corridor w/ mixed use (apartments on 2nd & 3rd floors with shops & stores below! I am not against smart planning, but these questions seem load. The city needs to consider their resources (schools, fire, etc.) prior to adding new homes and population. It should not build more Than what the resources can sustain. It should also minimize use of open space, one of Pacifica's great great attractions for visitors.

1. Our HE should include policies to reduce displacement: just cause for eviction from day 1, relocation benefits, condo/ Air B&B conversion restrictions perhaps based on Pacifica’s vacancy data. Prevent people from becoming Unhoused. 2. Our HE should specify programs to provide interim housing until low-income housing becomes available. A temporary tiny home village with wrap-around services could work. Acutely respond to our Pacifica Unhoused crisis with County assistance. 3. Our HE should stipulate a process for collaboration with nonprofits to preserve and/or build low-income units: a dedicated housing fund monied by a vacancy tax and title transfer fee and a specific plan to collaborate. We need a clear pathway to utilize these resources. 4. Our HE should be specific on how we intend to build much-needed below market-rate housing. If additional planning department staff are needed to aggressively seek options for low-income housing, state that as a goal in our HE.

Be passive aggressive and do nothing. More housing is not needed in Pacifica. Where will the 2000+ new housing residents work without creating 2000+ new jobs. Traffic congestion needs to be addressed before new housing.

Build housing on unused city property
I am under the impression that there is a lot of senior housing in Pacifica already. It's the young families who are struggling and they are the ones we need.

Mitigating traffic will go a very long way toward convincing Pacificans to support housing proposals. Creating on/off ramps at Vallemar and Rockaway to allow through traffic to continue moving or additional exit only lanes at these intersections first to alleviate traffic would remove barriers the public will put up to any proposal.

Please no new housing on our hillsides. No AirBNB’s as they take away from housing.

Sharp Park Specific Plan is aspirational but useless without developer demand. A tax-reduced Redevelopment Agency *might* work, like Rockaway, but is politically hazardous. The Eureka Square “recommendation is particularly ludicrous given the total disconnect with the existing private owner/developer.

Any proposed sites for development should be realistic, meaning the owner has agreed to develop the property into housing. Other cities on the peninsula have skirted this issue by proposing sites for housing where the owner has no plans or interest in development.

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It's far more difficult to get housing approved in Pacifica, than any other city in our county. Very doubtful that will change. So unfortunately, very little housing will be added.

Housing should not be built on currently operating schools. The schools that have been closed are the properties that should be looked at.

No to the Oceana site - will create community, school and traffic havoc. Yes to community education and Quarry plan.

People think they should pay 500/month for rent. It’s ridiculous. Pacifica needs to push back on Sacramento. Private equity and east money have caused these issues. Drug addicts don’t deserve free housing that tax payers pay for. People should have 5 kids if they can’t afford it. These questions above are so remedial. Ask the hard questions. Why are we allowing open drug user encampments along San Pedro creek. Why aren’t we pushing California to pay out teachers a living wage. All other service workers police, fire, nurses make way more than me. Quit bitching and make smart decisions with your money. People screaming for affordable housing drive 120k vans and RVs. I drive a 1992 Toyota because I am being financially responsible with my money. If you buy the drug addicts and poor decision makers homes then you better buy me the car I know I can’t afford.

Implement financial incentives for households that consist of 1 person to sell their homes and move to existing high density housing or out of the county.

Housing in Pacifica is a complex issue. I appreciate the effort of those working on the problem. Thank You. encourage new commerce.

Use the Housing Element to modify current $40K in-lieu parking impact development fees to all Infill and hazard zones ID'd in Element and create at least 2 CIP funds and lead the efforts (1) Transit: drive the region/state to Build Pacifica Transit Infrastructure fund (Transit Center, shuttles to BART, Caltrain) per state law SB743, (2) Affordable Housing; Money that makesPacifica a lead agency for roadway and housing projects, as opposed to whats happens now where we ask for handouts from external agencies.

Justify with current law SB743... "“Infill opportunity zone” means a specific area designated by a city or county, pursuant to subdivision (c) of Section 65088.4, that is within one-half mile of a major transit stop or high-quality transit corridor included in a regional transportation plan. A major transit stop is as defined in Section 21064.3 of the Public Resources Code, except that, for purposes of this section, it also includes major transit stops that are included in the applicable regional transportation plan. For purposes of this section, a high-quality transit corridor means a corridor with fixed route bus service with service intervals no longer than 15 minutes during peak commute hours."
Many long term home owners have been very fortunate to see the value of their home increase 10-20x. Unfortunately this value is mostly unrealized and inaccessible. Innovative programs to encourage these residents to cash out and move to affordable housing, or perhaps incentives to utilize reverse mortgages, may help our citizens give their next generation the helping hand needed secure their own housing.

New housing should be built north of Vallemar due to traffic. Don't build near the ocean or hillsides. Eliminate short term rentals to free up housing.

Increase multi-level dwelling in « downtown » areas. Perhaps build up.

Condo's and secondary units should not be built unless there are enough off-street parking spaces to accommodate those structures without robbing the already stressed neighborhood parking, please consider traffic flow in your analysis .... it will only get worse Has a study been done to compare the numbers of required new units to other similar communities as Pacifica? Coastal, semi-rural, beautiful, almost full. If so how do I acquire a copy of said report? Develop the quarry, peebles had the best plan. Move transit to developed locations.

Adding 1800 additional housing units with an infrastructure that can’t keep up with current housing units is nuts. Sewer, traffic,city services are at or beyond capacity now, adding to it is failure before you start.

The prices for homes in Pacifica is too high. Even families with high salaries can not afford to live here. Assistance for down payments would help.

There needs to be a viable and sustainable infrastructure before more housing is built. Let’s start by looking at existing housing and making sure it’s maximized. Thank you.
-We need a city lighting ordnance’s to restrict spotlights. Create Warm dim covered lights. -Incentives for home owners to build ADUs!
Restrict whole house STR'a dramatically to keep current housing stock as long term rentals.

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SURVEY RESPONSES CONTINUED
Concern: Allowing single family to convert to multi unit dwellings will allow investors with deep pockets to buy up single family homes, destabilize neighborhoods , make home ownership even less affordable Due to the economy at the moment, I believe this should not be done in a hurry or shoved down our throats. We should not change things using outdated data only to be stuck with unnecessary empty housing. Housing is already going up along Fassler and is planned for several other places in Pacifica which will severely impact traffic, water, emergency services, etc. We need to do what works for everyone here, not just for a select few chosen by the state.

Low and very low income housing should be a priority
Quite frankly more should be done for seniors that have lived here most of their lives, and can no longer afford to live here. Senior housing should be constructed at places like churches, which has been done at the good Shepherd. In addition wages should be raised for people that work, and live in Pacifica so they can afford to live here. Other than that, the Bay Area does not have the resources such as water, sewer, etc. to support the number of units that are being required by the state mandate. 1) I was hoping for more multiple choice options related to prioritizing permanent supportive housing. Focusing all of the choices on seniors furthers a problematic narrative of the "deserving poor." 2) Pass strong rent control and just cause in the city. (Antioch just passed a strong ordinance) 3) Rely LESS on ADUs and SB9 conversions that have no affordability component and cannot meet the VLI/ELI/ALI RHNA requirements 4) Pass an inclusionary ordinance Traffic is a huge problem for me. The proposed Oceana High School site will severely impact my ability to freely come and go from my home. It's very difficult to get from my house to work, market or freeway during high school drop-off and pickup times because of the extra traffic on Paloma during those hours (the canyon where I live is only accessible via Paloma). Adding additional housing with the ingress/egress on Paloma will cut off our neighborhood completely. The city should also severely restrict short term rentals that take apartments away from our city. I love Pacifica, but if I hadn't bought my house 30 years ago, I could not afford to live in my house now.

Focus on undeveloped or underdeveloped lots along retail corridors, like Palmetto Ave and add more density.

Pacifica is a transit desert. Building dense housing in areas where there is only a single narrow highway with highly infrequent and inconvenient bus service (anywhere within the southern half of the city) is useless and will contribute to congestion and environmental degradation. In addition, the schools in the southern half of Pacifica (Cabrillo, Ortega) are already over-capacity and cannot accommodate all families with children living in the area, forcing families to drive across town for school. Focus on redeveloping commercial/industrial areas in the northern half of the city (eg Manor/Fairmont shopping districts) where there is better access to transit and more school capacity (Sunset Ridge).

This a terrible survey that seems suspiciously designed to limit responses where there are way more policies and win-win solutions involved. Why? Other jurisdictions have done far more and have had much more public input, not a crap survey and two narrowly scoped workshops.

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Packet Pg. 607 Attachment: Exhibit B to the Resolution. Draft Revised 2023-2031 Housing Element + Attachments (5882 : Adoption of the Revised 2023-2031 COMMUNITY CONSULTATION – ATTACHMENTS PAGE 88 OF 
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Packet Pg. 608 Attachment: Exhibit B to the Resolution. Draft Revised 2023-2031 Housing Element + Attachments (5882 : Adoption of the Revised 2023-2031 COMMUNITY CONSULTATION – ATTACHMENTS PAGE 89 OF 
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Packet Pg. 609 Attachment: Exhibit B to the Resolution. Draft Revised 2023-2031 Housing Element + Attachments (5882 : Adoption of the Revised 2023-2031 COMMUNITY CONSULTATION – ATTACHMENTS PAGE 90 OF 
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Packet Pg. 610 Attachment: Exhibit B to the Resolution. Draft Revised 2023-2031 Housing Element + Attachments (5882 : Adoption of the Revised 2023-2031 COMMUNITY CONSULTATION – ATTACHMENTS PAGE 91 OF 
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Packet Pg. 616 Attachment: Exhibit B to the Resolution. Draft Revised 2023-2031 Housing Element + Attachments (5882 : Adoption of the Revised 2023-2031 COMMUNITY CONSULTATION – ATTACHMENTS PAGE 97 OF 
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Packet Pg. 617 Attachment: Exhibit B to the Resolution. Draft Revised 2023-2031 Housing Element + Attachments (5882 : Adoption of the Revised 2023-2031 COMMUNITY CONSULTATION – ATTACHMENTS PAGE 98 OF 
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Packet Pg. 620 Attachment: Exhibit B to the Resolution. Draft Revised 2023-2031 Housing Element + Attachments (5882 : Adoption of the Revised 2023-2031 COMMUNITY CONSULTATION – ATTACHMENTS PAGE 101 OF 
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Packet Pg. 624 Attachment: Exhibit B to the Resolution. Draft Revised 2023-2031 Housing Element + Attachments (5882 : Adoption of the Revised 2023-2031 COMMUNITY CONSULTATION – ATTACHMENTS PAGE 105 OF 
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Packet Pg. 640 Attachment: Exhibit B to the Resolution. Draft Revised 2023-2031 Housing Element + Attachments (5882 : Adoption of the Revised 2023-2031 COMMUNITY CONSULTATION – ATTACHMENTS PAGE 121 OF 
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Packet Pg. 650 Attachment: Exhibit B to the Resolution. Draft Revised 2023-2031 Housing Element + Attachments (5882 : Adoption of the Revised 2023-2031 COMMUNITY CONSULTATION – ATTACHMENTS PAGE 131 OF 
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Packet Pg. 654 Attachment: Exhibit B to the Resolution. Draft Revised 2023-2031 Housing Element + Attachments (5882 : Adoption of the Revised 2023-2031 COMMUNITY CONSULTATION – ATTACHMENTS PAGE 135 OF 
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7.b
Packet Pg. 669 Attachment: Exhibit B to the Resolution. Draft Revised 2023-2031 Housing Element + Attachments (5882 : Adoption of the Revised 2023-2031 COMMUNITY CONSULTATION – ATTACHMENTS PAGE 150 OF 
REVISED 2023-2031 HOUSING ELEMENT - HCD SUBMITTAL DRAFT (ATTACHMENTS) - FEBRUARY 14, 2025

7.b
Packet Pg. 670 Attachment: Exhibit B to the Resolution. Draft Revised 2023-2031 Housing Element + Attachments (5882 : Adoption of the Revised 2023-2031 COMMUNITY CONSULTATION – ATTACHMENTS PAGE 151 OF 
REVISED 2023-2031 HOUSING ELEMENT - HCD SUBMITTAL DRAFT (ATTACHMENTS) - FEBRUARY 14, 2025

7.b
Packet Pg. 671 Attachment: Exhibit B to the Resolution. Draft Revised 2023-2031 Housing Element + Attachments (5882 : Adoption of the Revised 2023-2031 COMMUNITY CONSULTATION – ATTACHMENTS PAGE 152 OF 
REVISED 2023-2031 HOUSING ELEMENT - HCD SUBMITTAL DRAFT (ATTACHMENTS) - FEBRUARY 14, 2025

7.b
Packet Pg. 672 Attachment: Exhibit B to the Resolution. Draft Revised 2023-2031 Housing Element + Attachments (5882 : Adoption of the Revised 2023-2031 COMMUNITY CONSULTATION – ATTACHMENTS PAGE 153 OF 
REVISED 2023-2031 HOUSING ELEMENT - HCD SUBMITTAL DRAFT (ATTACHMENTS) - FEBRUARY 14, 2025

7.b
Packet Pg. 673 Attachment: Exhibit B to the Resolution. Draft Revised 2023-2031 Housing Element + Attachments (5882 : Adoption of the Revised 2023-2031 COMMUNITY CONSULTATION – ATTACHMENTS PAGE 154 OF 
REVISED 2023-2031 HOUSING ELEMENT - HCD SUBMITTAL DRAFT (ATTACHMENTS) - FEBRUARY 14, 2025

7.b
Packet Pg. 674 Attachment: Exhibit B to the Resolution. Draft Revised 2023-2031 Housing Element + Attachments (5882 : Adoption of the Revised 2023-2031 COMMUNITY CONSULTATION – ATTACHMENTS PAGE 155 OF 
REVISED 2023-2031 HOUSING ELEMENT - HCD SUBMITTAL DRAFT (ATTACHMENTS) - FEBRUARY 14, 2025

7.b
Packet Pg. 675 Attachment: Exhibit B to the Resolution. Draft Revised 2023-2031 Housing Element + Attachments (5882 : Adoption of the Revised 2023-2031 COMMUNITY CONSULTATION – ATTACHMENTS PAGE 156 OF 
REVISED 2023-2031 HOUSING ELEMENT - HCD SUBMITTAL DRAFT (ATTACHMENTS) - FEBRUARY 14, 2025

7.b
Packet Pg. 676 Attachment: Exhibit B to the Resolution. Draft Revised 2023-2031 Housing Element + Attachments (5882 : Adoption of the Revised 2023-2031 COMMUNITY CONSULTATION – ATTACHMENTS PAGE 157 OF 
REVISED 2023-2031 HOUSING ELEMENT - HCD SUBMITTAL DRAFT (ATTACHMENTS) - FEBRUARY 14, 2025

7.b
Packet Pg. 677 Attachment: Exhibit B to the Resolution. Draft Revised 2023-2031 Housing Element + Attachments (5882 : Adoption of the Revised 2023-2031 COMMUNITY CONSULTATION – ATTACHMENTS PAGE 158 OF 
:ULWWHQ&RPPHQWV5HFHLYHG'XULQJ3XEOLF5HYLHZDQG&RPPHQW3HULRG February 24 to March 27, 2023
REVISED 2023-2031 HOUSING ELEMENT - HCD SUBMITTAL DRAFT (ATTACHMENTS) - FEBRUARY 14, 2025

7.b
Packet Pg. 678 Attachment: Exhibit B to the Resolution. Draft Revised 2023-2031 Housing Element + Attachments (5882 : Adoption of the Revised 2023-2031 COMMUNITY CONSULTATION – ATTACHMENTS PAGE 159 OF 
REVISED 2023-2031 HOUSING ELEMENT - HCD SUBMITTAL DRAFT (ATTACHMENTS) - FEBRUARY 14, 2025

7.b
Packet Pg. 679 Attachment: Exhibit B to the Resolution. Draft Revised 2023-2031 Housing Element + Attachments (5882 : Adoption of the Revised 2023-2031 COMMUNITY CONSULTATION – ATTACHMENTS PAGE 160 OF 
REVISED 2023-2031 HOUSING ELEMENT - HCD SUBMITTAL DRAFT (ATTACHMENTS) - FEBRUARY 14, 2025

7.b
Packet Pg. 680 Attachment: Exhibit B to the Resolution. Draft Revised 2023-2031 Housing Element + Attachments (5882 : Adoption of the Revised 2023-2031 COMMUNITY CONSULTATION – ATTACHMENTS PAGE 161 OF 
REVISED 2023-2031 HOUSING ELEMENT - HCD SUBMITTAL DRAFT (ATTACHMENTS) - FEBRUARY 14, 2025

7.b
Packet Pg. 681 Attachment: Exhibit B to the Resolution. Draft Revised 2023-2031 Housing Element + Attachments (5882 : Adoption of the Revised 2023-2031 COMMUNITY CONSULTATION – ATTACHMENTS PAGE 162 OF 
REVISED 2023-2031 HOUSING ELEMENT - HCD SUBMITTAL DRAFT (ATTACHMENTS) - FEBRUARY 14, 2025

7.b
Packet Pg. 682 Attachment: Exhibit B to the Resolution. Draft Revised 2023-2031 Housing Element + Attachments (5882 : Adoption of the Revised 2023-2031 COMMUNITY CONSULTATION – ATTACHMENTS PAGE 163 OF 
REVISED 2023-2031 HOUSING ELEMENT - HCD SUBMITTAL DRAFT (ATTACHMENTS) - FEBRUARY 14, 2025

7.b
Packet Pg. 683 Attachment: Exhibit B to the Resolution. Draft Revised 2023-2031 Housing Element + Attachments (5882 : Adoption of the Revised 2023-2031 COMMUNITY CONSULTATION – ATTACHMENTS PAGE 164 OF 
REVISED 2023-2031 HOUSING ELEMENT - HCD SUBMITTAL DRAFT (ATTACHMENTS) - FEBRUARY 14, 2025

7.b
Packet Pg. 684 Attachment: Exhibit B to the Resolution. Draft Revised 2023-2031 Housing Element + Attachments (5882 : Adoption of the Revised 2023-2031 COMMUNITY CONSULTATION – ATTACHMENTS PAGE 165 OF 
REVISED 2023-2031 HOUSING ELEMENT - HCD SUBMITTAL DRAFT (ATTACHMENTS) - FEBRUARY 14, 2025

7.b
Packet Pg. 685 Attachment: Exhibit B to the Resolution. Draft Revised 2023-2031 Housing Element + Attachments (5882 : Adoption of the Revised 2023-2031 COMMUNITY CONSULTATION – ATTACHMENTS PAGE 166 OF 
REVISED 2023-2031 HOUSING ELEMENT - HCD SUBMITTAL DRAFT (ATTACHMENTS) - FEBRUARY 14, 2025

7.b
Packet Pg. 686 Attachment: Exhibit B to the Resolution. Draft Revised 2023-2031 Housing Element + Attachments (5882 : Adoption of the Revised 2023-2031 COMMUNITY CONSULTATION – ATTACHMENTS PAGE 167 OF 
REVISED 2023-2031 HOUSING ELEMENT - HCD SUBMITTAL DRAFT (ATTACHMENTS) - FEBRUARY 14, 2025

7.b
Packet Pg. 687 Attachment: Exhibit B to the Resolution. Draft Revised 2023-2031 Housing Element + Attachments (5882 : Adoption of the Revised 2023-2031 COMMUNITY CONSULTATION – ATTACHMENTS PAGE 168 OF 
REVISED 2023-2031 HOUSING ELEMENT - HCD SUBMITTAL DRAFT (ATTACHMENTS) - FEBRUARY 14, 2025

7.b
Packet Pg. 688 Attachment: Exhibit B to the Resolution. Draft Revised 2023-2031 Housing Element + Attachments (5882 : Adoption of the Revised 2023-2031 COMMUNITY CONSULTATION – ATTACHMENTS PAGE 169 OF 
REVISED 2023-2031 HOUSING ELEMENT - HCD SUBMITTAL DRAFT (ATTACHMENTS) - FEBRUARY 14, 2025

7.b
Packet Pg. 689 Attachment: Exhibit B to the Resolution. Draft Revised 2023-2031 Housing Element + Attachments (5882 : Adoption of the Revised 2023-2031 COMMUNITY CONSULTATION – ATTACHMENTS PAGE 170 OF 
REVISED 2023-2031 HOUSING ELEMENT - HCD SUBMITTAL DRAFT (ATTACHMENTS) - FEBRUARY 14, 2025

7.b
Packet Pg. 690 Attachment: Exhibit B to the Resolution. Draft Revised 2023-2031 Housing Element + Attachments (5882 : Adoption of the Revised 2023-2031 COMMUNITY CONSULTATION – ATTACHMENTS PAGE 171 OF 
REVISED 2023-2031 HOUSING ELEMENT - HCD SUBMITTAL DRAFT (ATTACHMENTS) - FEBRUARY 14, 2025

7.b
Packet Pg. 691 Attachment: Exhibit B to the Resolution. Draft Revised 2023-2031 Housing Element + Attachments (5882 : Adoption of the Revised 2023-2031 COMMUNITY CONSULTATION – ATTACHMENTS PAGE 172 OF 
REVISED 2023-2031 HOUSING ELEMENT - HCD SUBMITTAL DRAFT (ATTACHMENTS) - FEBRUARY 14, 2025

7.b
Packet Pg. 692 Attachment: Exhibit B to the Resolution. Draft Revised 2023-2031 Housing Element + Attachments (5882 : Adoption of the Revised 2023-2031 COMMUNITY CONSULTATION – ATTACHMENTS PAGE 173 OF 
REVISED 2023-2031 HOUSING ELEMENT - HCD SUBMITTAL DRAFT (ATTACHMENTS) - FEBRUARY 14, 2025

7.b
Packet Pg. 693 Attachment: Exhibit B to the Resolution. Draft Revised 2023-2031 Housing Element + Attachments (5882 : Adoption of the Revised 2023-2031 COMMUNITY CONSULTATION – ATTACHMENTS PAGE 174 OF 
REVISED 2023-2031 HOUSING ELEMENT - HCD SUBMITTAL DRAFT (ATTACHMENTS) - FEBRUARY 14, 2025

7.b
Packet Pg. 694 Attachment: Exhibit B to the Resolution. Draft Revised 2023-2031 Housing Element + Attachments (5882 : Adoption of the Revised 2023-2031 COMMUNITY CONSULTATION – ATTACHMENTS PAGE 175 OF 
REVISED 2023-2031 HOUSING ELEMENT - HCD SUBMITTAL DRAFT (ATTACHMENTS) - FEBRUARY 14, 2025

7.b
Packet Pg. 695 Attachment: Exhibit B to the Resolution. Draft Revised 2023-2031 Housing Element + Attachments (5882 : Adoption of the Revised 2023-2031 COMMUNITY CONSULTATION – ATTACHMENTS PAGE 176 OF 
REVISED 2023-2031 HOUSING ELEMENT - HCD SUBMITTAL DRAFT (ATTACHMENTS) - FEBRUARY 14, 2025

7.b
Packet Pg. 696 Attachment: Exhibit B to the Resolution. Draft Revised 2023-2031 Housing Element + Attachments (5882 : Adoption of the Revised 2023-2031 COMMUNITY CONSULTATION – ATTACHMENTS PAGE 177 OF 
REVISED 2023-2031 HOUSING ELEMENT - HCD SUBMITTAL DRAFT (ATTACHMENTS) - FEBRUARY 14, 2025

7.b
Packet Pg. 697 Attachment: Exhibit B to the Resolution. Draft Revised 2023-2031 Housing Element + Attachments (5882 : Adoption of the Revised 2023-2031 COMMUNITY CONSULTATION – ATTACHMENTS PAGE 178 OF 
REVISED 2023-2031 HOUSING ELEMENT - HCD SUBMITTAL DRAFT (ATTACHMENTS) - FEBRUARY 14, 2025

7.b
Packet Pg. 698 Attachment: Exhibit B to the Resolution. Draft Revised 2023-2031 Housing Element + Attachments (5882 : Adoption of the Revised 2023-2031 COMMUNITY CONSULTATION – ATTACHMENTS PAGE 179 OF 
REVISED 2023-2031 HOUSING ELEMENT - HCD SUBMITTAL DRAFT (ATTACHMENTS) - FEBRUARY 14, 2025

7.b
Packet Pg. 699 Attachment: Exhibit B to the Resolution. Draft Revised 2023-2031 Housing Element + Attachments (5882 : Adoption of the Revised 2023-2031 COMMUNITY CONSULTATION – ATTACHMENTS PAGE 180 OF 
REVISED 2023-2031 HOUSING ELEMENT - HCD SUBMITTAL DRAFT (ATTACHMENTS) - FEBRUARY 14, 2025

7.b
Packet Pg. 700 Attachment: Exhibit B to the Resolution. Draft Revised 2023-2031 Housing Element + Attachments (5882 : Adoption of the Revised 2023-2031 COMMUNITY CONSULTATION – ATTACHMENTS PAGE 181 OF 
REVISED 2023-2031 HOUSING ELEMENT - HCD SUBMITTAL DRAFT (ATTACHMENTS) - FEBRUARY 14, 2025

7.b
Packet Pg. 701 Attachment: Exhibit B to the Resolution. Draft Revised 2023-2031 Housing Element + Attachments (5882 : Adoption of the Revised 2023-2031 COMMUNITY CONSULTATION – ATTACHMENTS PAGE 182 OF 
REVISED 2023-2031 HOUSING ELEMENT - HCD SUBMITTAL DRAFT (ATTACHMENTS) - FEBRUARY 14, 2025

7.b
Packet Pg. 702 Attachment: Exhibit B to the Resolution. Draft Revised 2023-2031 Housing Element + Attachments (5882 : Adoption of the Revised 2023-2031 COMMUNITY CONSULTATION – ATTACHMENTS PAGE 183 OF 
REVISED 2023-2031 HOUSING ELEMENT - HCD SUBMITTAL DRAFT (ATTACHMENTS) - FEBRUARY 14, 2025

7.b
Packet Pg. 703 Attachment: Exhibit B to the Resolution. Draft Revised 2023-2031 Housing Element + Attachments (5882 : Adoption of the Revised 2023-2031 COMMUNITY CONSULTATION – ATTACHMENTS PAGE 184 OF 
REVISED 2023-2031 HOUSING ELEMENT - HCD SUBMITTAL DRAFT (ATTACHMENTS) - FEBRUARY 14, 2025

7.b
Packet Pg. 704 Attachment: Exhibit B to the Resolution. Draft Revised 2023-2031 Housing Element + Attachments (5882 : Adoption of the Revised 2023-2031 COMMUNITY CONSULTATION – ATTACHMENTS PAGE 185 OF 
REVISED 2023-2031 HOUSING ELEMENT - HCD SUBMITTAL DRAFT (ATTACHMENTS) - FEBRUARY 14, 2025

7.b
Packet Pg. 705 Attachment: Exhibit B to the Resolution. Draft Revised 2023-2031 Housing Element + Attachments (5882 : Adoption of the Revised 2023-2031 COMMUNITY CONSULTATION – ATTACHMENTS PAGE 186 OF 
REVISED 2023-2031 HOUSING ELEMENT - HCD SUBMITTAL DRAFT (ATTACHMENTS) - FEBRUARY 14, 2025

7.b
Packet Pg. 706 Attachment: Exhibit B to the Resolution. Draft Revised 2023-2031 Housing Element + Attachments (5882 : Adoption of the Revised 2023-2031 COMMUNITY CONSULTATION – ATTACHMENTS PAGE 187 OF 
REVISED 2023-2031 HOUSING ELEMENT - HCD SUBMITTAL DRAFT (ATTACHMENTS) - FEBRUARY 14, 2025

7.b
Packet Pg. 707 Attachment: Exhibit B to the Resolution. Draft Revised 2023-2031 Housing Element + Attachments (5882 : Adoption of the Revised 2023-2031 COMMUNITY CONSULTATION – ATTACHMENTS PAGE 188 OF 
REVISED 2023-2031 HOUSING ELEMENT - HCD SUBMITTAL DRAFT (ATTACHMENTS) - FEBRUARY 14, 2025

7.b
Packet Pg. 708 Attachment: Exhibit B to the Resolution. Draft Revised 2023-2031 Housing Element + Attachments (5882 : Adoption of the Revised 2023-2031 COMMUNITY CONSULTATION – ATTACHMENTS PAGE 189 OF 
REVISED 2023-2031 HOUSING ELEMENT - HCD SUBMITTAL DRAFT (ATTACHMENTS) - FEBRUARY 14, 2025

7.b
Packet Pg. 709 Attachment: Exhibit B to the Resolution. Draft Revised 2023-2031 Housing Element + Attachments (5882 : Adoption of the Revised 2023-2031 COMMUNITY CONSULTATION – ATTACHMENTS PAGE 190 OF 
REVISED 2023-2031 HOUSING ELEMENT - HCD SUBMITTAL DRAFT (ATTACHMENTS) - FEBRUARY 14, 2025

7.b
Packet Pg. 710 Attachment: Exhibit B to the Resolution. Draft Revised 2023-2031 Housing Element + Attachments (5882 : Adoption of the Revised 2023-2031 COMMUNITY CONSULTATION – ATTACHMENTS PAGE 191 OF 
REVISED 2023-2031 HOUSING ELEMENT - HCD SUBMITTAL DRAFT (ATTACHMENTS) - FEBRUARY 14, 2025

7.b
Packet Pg. 711 Attachment: Exhibit B to the Resolution. Draft Revised 2023-2031 Housing Element + Attachments (5882 : Adoption of the Revised 2023-2031 COMMUNITY CONSULTATION – ATTACHMENTS PAGE 192 OF 
REVISED 2023-2031 HOUSING ELEMENT - HCD SUBMITTAL DRAFT (ATTACHMENTS) - FEBRUARY 14, 2025

7.b
Packet Pg. 712 Attachment: Exhibit B to the Resolution. Draft Revised 2023-2031 Housing Element + Attachments (5882 : Adoption of the Revised 2023-2031 COMMUNITY CONSULTATION – ATTACHMENTS PAGE 193 OF 
REVISED 2023-2031 HOUSING ELEMENT - HCD SUBMITTAL DRAFT (ATTACHMENTS) - FEBRUARY 14, 2025

7.b
Packet Pg. 713 Attachment: Exhibit B to the Resolution. Draft Revised 2023-2031 Housing Element + Attachments (5882 : Adoption of the Revised 2023-2031 COMMUNITY CONSULTATION – ATTACHMENTS PAGE 194 OF 
REVISED 2023-2031 HOUSING ELEMENT - HCD SUBMITTAL DRAFT (ATTACHMENTS) - FEBRUARY 14, 2025

7.b
Packet Pg. 714 Attachment: Exhibit B to the Resolution. Draft Revised 2023-2031 Housing Element + Attachments (5882 : Adoption of the Revised 2023-2031 COMMUNITY CONSULTATION – ATTACHMENTS PAGE 195 OF 
REVISED 2023-2031 HOUSING ELEMENT - HCD SUBMITTAL DRAFT (ATTACHMENTS) - FEBRUARY 14, 2025

7.b
Packet Pg. 715 Attachment: Exhibit B to the Resolution. Draft Revised 2023-2031 Housing Element + Attachments (5882 : Adoption of the Revised 2023-2031 COMMUNITY CONSULTATION – ATTACHMENTS PAGE 196 OF 
REVISED 2023-2031 HOUSING ELEMENT - HCD SUBMITTAL DRAFT (ATTACHMENTS) - FEBRUARY 14, 2025

7.b
Packet Pg. 716 Attachment: Exhibit B to the Resolution. Draft Revised 2023-2031 Housing Element + Attachments (5882 : Adoption of the Revised 2023-2031 COMMUNITY CONSULTATION – ATTACHMENTS PAGE 197 OF 
REVISED 2023-2031 HOUSING ELEMENT - HCD SUBMITTAL DRAFT (ATTACHMENTS) - FEBRUARY 14, 2025

7.b
Packet Pg. 717 Attachment: Exhibit B to the Resolution. Draft Revised 2023-2031 Housing Element + Attachments (5882 : Adoption of the Revised 2023-2031 COMMUNITY CONSULTATION – ATTACHMENTS PAGE 198 OF 
REVISED 2023-2031 HOUSING ELEMENT - HCD SUBMITTAL DRAFT (ATTACHMENTS) - FEBRUARY 14, 2025

7.b
Packet Pg. 718 Attachment: Exhibit B to the Resolution. Draft Revised 2023-2031 Housing Element + Attachments (5882 : Adoption of the Revised 2023-2031 COMMUNITY CONSULTATION – ATTACHMENTS PAGE 199 OF 
REVISED 2023-2031 HOUSING ELEMENT - HCD SUBMITTAL DRAFT (ATTACHMENTS) - FEBRUARY 14, 2025

7.b
Packet Pg. 719 Attachment: Exhibit B to the Resolution. Draft Revised 2023-2031 Housing Element + Attachments (5882 : Adoption of the Revised 2023-2031 COMMUNITY CONSULTATION – ATTACHMENTS PAGE 200 OF 
REVISED 2023-2031 HOUSING ELEMENT - HCD SUBMITTAL DRAFT (ATTACHMENTS) - FEBRUARY 14, 2025

7.b
Packet Pg. 720 Attachment: Exhibit B to the Resolution. Draft Revised 2023-2031 Housing Element + Attachments (5882 : Adoption of the Revised 2023-2031 COMMUNITY CONSULTATION – ATTACHMENTS PAGE 201 OF 
REVISED 2023-2031 HOUSING ELEMENT - HCD SUBMITTAL DRAFT (ATTACHMENTS) - FEBRUARY 14, 2025

7.b
Packet Pg. 721 Attachment: Exhibit B to the Resolution. Draft Revised 2023-2031 Housing Element + Attachments (5882 : Adoption of the Revised 2023-2031 COMMUNITY CONSULTATION – ATTACHMENTS PAGE 202 OF 
REVISED 2023-2031 HOUSING ELEMENT - HCD SUBMITTAL DRAFT (ATTACHMENTS) - FEBRUARY 14, 2025

7.b
Packet Pg. 722 Attachment: Exhibit B to the Resolution. Draft Revised 2023-2031 Housing Element + Attachments (5882 : Adoption of the Revised 2023-2031 COMMUNITY CONSULTATION – ATTACHMENTS PAGE 203 OF 
REVISED 2023-2031 HOUSING ELEMENT - HCD SUBMITTAL DRAFT (ATTACHMENTS) - FEBRUARY 14, 2025

7.b
Packet Pg. 723 Attachment: Exhibit B to the Resolution. Draft Revised 2023-2031 Housing Element + Attachments (5882 : Adoption of the Revised 2023-2031 COMMUNITY CONSULTATION – ATTACHMENTS PAGE 204 OF 
REVISED 2023-2031 HOUSING ELEMENT - HCD SUBMITTAL DRAFT (ATTACHMENTS) - FEBRUARY 14, 2025

7.b
Packet Pg. 724 Attachment: Exhibit B to the Resolution. Draft Revised 2023-2031 Housing Element + Attachments (5882 : Adoption of the Revised 2023-2031 COMMUNITY CONSULTATION – ATTACHMENTS PAGE 205 OF 
REVISED 2023-2031 HOUSING ELEMENT - HCD SUBMITTAL DRAFT (ATTACHMENTS) - FEBRUARY 14, 2025

7.b
Packet Pg. 725 Attachment: Exhibit B to the Resolution. Draft Revised 2023-2031 Housing Element + Attachments (5882 : Adoption of the Revised 2023-2031 COMMUNITY CONSULTATION – ATTACHMENTS PAGE 206 OF 
REVISED 2023-2031 HOUSING ELEMENT - HCD SUBMITTAL DRAFT (ATTACHMENTS) - FEBRUARY 14, 2025

7.b
Packet Pg. 726 Attachment: Exhibit B to the Resolution. Draft Revised 2023-2031 Housing Element + Attachments (5882 : Adoption of the Revised 2023-2031 COMMUNITY CONSULTATION – ATTACHMENTS PAGE 207 OF 
REVISED 2023-2031 HOUSING ELEMENT - HCD SUBMITTAL DRAFT (ATTACHMENTS) - FEBRUARY 14, 2025

7.b
Packet Pg. 727 Attachment: Exhibit B to the Resolution. Draft Revised 2023-2031 Housing Element + Attachments (5882 : Adoption of the Revised 2023-2031 COMMUNITY CONSULTATION – ATTACHMENTS PAGE 208 OF 
REVISED 2023-2031 HOUSING ELEMENT - HCD SUBMITTAL DRAFT (ATTACHMENTS) - FEBRUARY 14, 2025

7.b
Packet Pg. 728 Attachment: Exhibit B to the Resolution. Draft Revised 2023-2031 Housing Element + Attachments (5882 : Adoption of the Revised 2023-2031 COMMUNITY CONSULTATION – ATTACHMENTS PAGE 209 OF 
REVISED 2023-2031 HOUSING ELEMENT - HCD SUBMITTAL DRAFT (ATTACHMENTS) - FEBRUARY 14, 2025

7.b
Packet Pg. 729 Attachment: Exhibit B to the Resolution. Draft Revised 2023-2031 Housing Element + Attachments (5882 : Adoption of the Revised 2023-2031 COMMUNITY CONSULTATION – ATTACHMENTS PAGE 210 OF 
REVISED 2023-2031 HOUSING ELEMENT - HCD SUBMITTAL DRAFT (ATTACHMENTS) - FEBRUARY 14, 2025

7.b
Packet Pg. 730 Attachment: Exhibit B to the Resolution. Draft Revised 2023-2031 Housing Element + Attachments (5882 : Adoption of the Revised 2023-2031 COMMUNITY CONSULTATION – ATTACHMENTS PAGE 211 OF 
REVISED 2023-2031 HOUSING ELEMENT - HCD SUBMITTAL DRAFT (ATTACHMENTS) - FEBRUARY 14, 2025

7.b
Packet Pg. 731 Attachment: Exhibit B to the Resolution. Draft Revised 2023-2031 Housing Element + Attachments (5882 : Adoption of the Revised 2023-2031 COMMUNITY CONSULTATION – ATTACHMENTS PAGE 212 OF 
REVISED 2023-2031 HOUSING ELEMENT - HCD SUBMITTAL DRAFT (ATTACHMENTS) - FEBRUARY 14, 2025

7.b
Packet Pg. 732 Attachment: Exhibit B to the Resolution. Draft Revised 2023-2031 Housing Element + Attachments (5882 : Adoption of the Revised 2023-2031 COMMUNITY CONSULTATION – ATTACHMENTS PAGE 213 OF 
REVISED 2023-2031 HOUSING ELEMENT - HCD SUBMITTAL DRAFT (ATTACHMENTS) - FEBRUARY 14, 2025

7.b
Packet Pg. 733 Attachment: Exhibit B to the Resolution. Draft Revised 2023-2031 Housing Element + Attachments (5882 : Adoption of the Revised 2023-2031 COMMUNITY CONSULTATION – ATTACHMENTS PAGE 214 OF 
REVISED 2023-2031 HOUSING ELEMENT - HCD SUBMITTAL DRAFT (ATTACHMENTS) - FEBRUARY 14, 2025

7.b
Packet Pg. 734 Attachment: Exhibit B to the Resolution. Draft Revised 2023-2031 Housing Element + Attachments (5882 : Adoption of the Revised 2023-2031 COMMUNITY CONSULTATION – ATTACHMENTS PAGE 215 OF 
REVISED 2023-2031 HOUSING ELEMENT - HCD SUBMITTAL DRAFT (ATTACHMENTS) - FEBRUARY 14, 2025

7.b
Packet Pg. 735 Attachment: Exhibit B to the Resolution. Draft Revised 2023-2031 Housing Element + Attachments (5882 : Adoption of the Revised 2023-2031 COMMUNITY CONSULTATION – ATTACHMENTS PAGE 216 OF 
REVISED 2023-2031 HOUSING ELEMENT - HCD SUBMITTAL DRAFT (ATTACHMENTS) - FEBRUARY 14, 2025

7.b
Packet Pg. 736 Attachment: Exhibit B to the Resolution. Draft Revised 2023-2031 Housing Element + Attachments (5882 : Adoption of the Revised 2023-2031 COMMUNITY CONSULTATION – ATTACHMENTS PAGE 217 OF 
REVISED 2023-2031 HOUSING ELEMENT - HCD SUBMITTAL DRAFT (ATTACHMENTS) - FEBRUARY 14, 2025

7.b
Packet Pg. 737 Attachment: Exhibit B to the Resolution. Draft Revised 2023-2031 Housing Element + Attachments (5882 : Adoption of the Revised 2023-2031 COMMUNITY CONSULTATION – ATTACHMENTS PAGE 218 OF 
REVISED 2023-2031 HOUSING ELEMENT - HCD SUBMITTAL DRAFT (ATTACHMENTS) - FEBRUARY 14, 2025

7.b
Packet Pg. 738 Attachment: Exhibit B to the Resolution. Draft Revised 2023-2031 Housing Element + Attachments (5882 : Adoption of the Revised 2023-2031 COMMUNITY CONSULTATION – ATTACHMENTS PAGE 219 OF 
REVISED 2023-2031 HOUSING ELEMENT - HCD SUBMITTAL DRAFT (ATTACHMENTS) - FEBRUARY 14, 2025

7.b
Packet Pg. 739 Attachment: Exhibit B to the Resolution. Draft Revised 2023-2031 Housing Element + Attachments (5882 : Adoption of the Revised 2023-2031 COMMUNITY CONSULTATION – ATTACHMENTS PAGE 220 OF 
REVISED 2023-2031 HOUSING ELEMENT - HCD SUBMITTAL DRAFT (ATTACHMENTS) - FEBRUARY 14, 2025

7.b
Packet Pg. 740 Attachment: Exhibit B to the Resolution. Draft Revised 2023-2031 Housing Element + Attachments (5882 : Adoption of the Revised 2023-2031 COMMUNITY CONSULTATION – ATTACHMENTS PAGE 221 OF 
REVISED 2023-2031 HOUSING ELEMENT - HCD SUBMITTAL DRAFT (ATTACHMENTS) - FEBRUARY 14, 2025

7.b
Packet Pg. 741 Attachment: Exhibit B to the Resolution. Draft Revised 2023-2031 Housing Element + Attachments (5882 : Adoption of the Revised 2023-2031 COMMUNITY CONSULTATION – ATTACHMENTS PAGE 222 OF 
REVISED 2023-2031 HOUSING ELEMENT - HCD SUBMITTAL DRAFT (ATTACHMENTS) - FEBRUARY 14, 2025

7.b
Packet Pg. 742 Attachment: Exhibit B to the Resolution. Draft Revised 2023-2031 Housing Element + Attachments (5882 : Adoption of the Revised 2023-2031 COMMUNITY CONSULTATION – ATTACHMENTS PAGE 223 OF 
REVISED 2023-2031 HOUSING ELEMENT - HCD SUBMITTAL DRAFT (ATTACHMENTS) - FEBRUARY 14, 2025

7.b
Packet Pg. 743 Attachment: Exhibit B to the Resolution. Draft Revised 2023-2031 Housing Element + Attachments (5882 : Adoption of the Revised 2023-2031 COMMUNITY CONSULTATION – ATTACHMENTS PAGE 224 OF 
REVISED 2023-2031 HOUSING ELEMENT - HCD SUBMITTAL DRAFT (ATTACHMENTS) - FEBRUARY 14, 2025

7.b
Packet Pg. 744 Attachment: Exhibit B to the Resolution. Draft Revised 2023-2031 Housing Element + Attachments (5882 : Adoption of the Revised 2023-2031 COMMUNITY CONSULTATION – ATTACHMENTS PAGE 225 OF 
REVISED 2023-2031 HOUSING ELEMENT - HCD SUBMITTAL DRAFT (ATTACHMENTS) - FEBRUARY 14, 2025

7.b
Packet Pg. 745 Attachment: Exhibit B to the Resolution. Draft Revised 2023-2031 Housing Element + Attachments (5882 : Adoption of the Revised 2023-2031 COMMUNITY CONSULTATION – ATTACHMENTS PAGE 226 OF 
REVISED 2023-2031 HOUSING ELEMENT - HCD SUBMITTAL DRAFT (ATTACHMENTS) - FEBRUARY 14, 2025

7.b
Packet Pg. 746 Attachment: Exhibit B to the Resolution. Draft Revised 2023-2031 Housing Element + Attachments (5882 : Adoption of the Revised 2023-2031 COMMUNITY CONSULTATION – ATTACHMENTS PAGE 227 OF 
REVISED 2023-2031 HOUSING ELEMENT - HCD SUBMITTAL DRAFT (ATTACHMENTS) - FEBRUARY 14, 2025

7.b
Packet Pg. 747 Attachment: Exhibit B to the Resolution. Draft Revised 2023-2031 Housing Element + Attachments (5882 : Adoption of the Revised 2023-2031 COMMUNITY CONSULTATION – ATTACHMENTS PAGE 228 OF 
REVISED 2023-2031 HOUSING ELEMENT - HCD SUBMITTAL DRAFT (ATTACHMENTS) - FEBRUARY 14, 2025

7.b
Packet Pg. 748 Attachment: Exhibit B to the Resolution. Draft Revised 2023-2031 Housing Element + Attachments (5882 : Adoption of the Revised 2023-2031 COMMUNITY CONSULTATION – ATTACHMENTS PAGE 229 OF 
REVISED 2023-2031 HOUSING ELEMENT - HCD SUBMITTAL DRAFT (ATTACHMENTS) - FEBRUARY 14, 2025

7.b
Packet Pg. 749 Attachment: Exhibit B to the Resolution. Draft Revised 2023-2031 Housing Element + Attachments (5882 : Adoption of the Revised 2023-2031 COMMUNITY CONSULTATION – ATTACHMENTS PAGE 230 OF 
REVISED 2023-2031 HOUSING ELEMENT - HCD SUBMITTAL DRAFT (ATTACHMENTS) - FEBRUARY 14, 2025

7.b
Packet Pg. 750 Attachment: Exhibit B to the Resolution. Draft Revised 2023-2031 Housing Element + Attachments (5882 : Adoption of the Revised 2023-2031 COMMUNITY CONSULTATION – ATTACHMENTS PAGE 231 OF 
REVISED 2023-2031 HOUSING ELEMENT - HCD SUBMITTAL DRAFT (ATTACHMENTS) - FEBRUARY 14, 2025

7.b
Packet Pg. 751 Attachment: Exhibit B to the Resolution. Draft Revised 2023-2031 Housing Element + Attachments (5882 : Adoption of the Revised 2023-2031 COMMUNITY CONSULTATION – ATTACHMENTS PAGE 232 OF 
REVISED 2023-2031 HOUSING ELEMENT - HCD SUBMITTAL DRAFT (ATTACHMENTS) - FEBRUARY 14, 2025

7.b
Packet Pg. 752 Attachment: Exhibit B to the Resolution. Draft Revised 2023-2031 Housing Element + Attachments (5882 : Adoption of the Revised 2023-2031 COMMUNITY CONSULTATION – ATTACHMENTS PAGE 233 OF 
REVISED 2023-2031 HOUSING ELEMENT - HCD SUBMITTAL DRAFT (ATTACHMENTS) - FEBRUARY 14, 2025

7.b
Packet Pg. 753 Attachment: Exhibit B to the Resolution. Draft Revised 2023-2031 Housing Element + Attachments (5882 : Adoption of the Revised 2023-2031 COMMUNITY CONSULTATION – ATTACHMENTS PAGE 234 OF 
REVISED 2023-2031 HOUSING ELEMENT - HCD SUBMITTAL DRAFT (ATTACHMENTS) - FEBRUARY 14, 2025

7.b
Packet Pg. 754 Attachment: Exhibit B to the Resolution. Draft Revised 2023-2031 Housing Element + Attachments (5882 : Adoption of the Revised 2023-2031 COMMUNITY CONSULTATION – ATTACHMENTS PAGE 235 OF 
REVISED 2023-2031 HOUSING ELEMENT - HCD SUBMITTAL DRAFT (ATTACHMENTS) - FEBRUARY 14, 2025

7.b
Packet Pg. 755 Attachment: Exhibit B to the Resolution. Draft Revised 2023-2031 Housing Element + Attachments (5882 : Adoption of the Revised 2023-2031 COMMUNITY CONSULTATION – ATTACHMENTS PAGE 236 OF 
REVISED 2023-2031 HOUSING ELEMENT - HCD SUBMITTAL DRAFT (ATTACHMENTS) - FEBRUARY 14, 2025

7.b
Packet Pg. 756 Attachment: Exhibit B to the Resolution. Draft Revised 2023-2031 Housing Element + Attachments (5882 : Adoption of the Revised 2023-2031 COMMUNITY CONSULTATION – ATTACHMENTS PAGE 237 OF 
REVISED 2023-2031 HOUSING ELEMENT - HCD SUBMITTAL DRAFT (ATTACHMENTS) - FEBRUARY 14, 2025

7.b
Packet Pg. 757 Attachment: Exhibit B to the Resolution. Draft Revised 2023-2031 Housing Element + Attachments (5882 : Adoption of the Revised 2023-2031 COMMUNITY CONSULTATION – ATTACHMENTS PAGE 238 OF 
REVISED 2023-2031 HOUSING ELEMENT - HCD SUBMITTAL DRAFT (ATTACHMENTS) - FEBRUARY 14, 2025

7.b
Packet Pg. 758 Attachment: Exhibit B to the Resolution. Draft Revised 2023-2031 Housing Element + Attachments (5882 : Adoption of the Revised 2023-2031 COMMUNITY CONSULTATION – ATTACHMENTS PAGE 239 OF 
REVISED 2023-2031 HOUSING ELEMENT - HCD SUBMITTAL DRAFT (ATTACHMENTS) - FEBRUARY 14, 2025

7.b
Packet Pg. 759 Attachment: Exhibit B to the Resolution. Draft Revised 2023-2031 Housing Element + Attachments (5882 : Adoption of the Revised 2023-2031 COMMUNITY CONSULTATION – ATTACHMENTS PAGE 240 OF 
REVISED 2023-2031 HOUSING ELEMENT - HCD SUBMITTAL DRAFT (ATTACHMENTS) - FEBRUARY 14, 2025

7.b
Packet Pg. 760 Attachment: Exhibit B to the Resolution. Draft Revised 2023-2031 Housing Element + Attachments (5882 : Adoption of the Revised 2023-2031 COMMUNITY CONSULTATION – ATTACHMENTS PAGE 241 OF 
REVISED 2023-2031 HOUSING ELEMENT - HCD SUBMITTAL DRAFT (ATTACHMENTS) - FEBRUARY 14, 2025

7.b
Packet Pg. 761 Attachment: Exhibit B to the Resolution. Draft Revised 2023-2031 Housing Element + Attachments (5882 : Adoption of the Revised 2023-2031 COMMUNITY CONSULTATION – ATTACHMENTS PAGE 242 OF 
REVISED 2023-2031 HOUSING ELEMENT - HCD SUBMITTAL DRAFT (ATTACHMENTS) - FEBRUARY 14, 2025

7.b
Packet Pg. 762 Attachment: Exhibit B to the Resolution. Draft Revised 2023-2031 Housing Element + Attachments (5882 : Adoption of the Revised 2023-2031 COMMUNITY CONSULTATION – ATTACHMENTS PAGE 243 OF 
REVISED 2023-2031 HOUSING ELEMENT - HCD SUBMITTAL DRAFT (ATTACHMENTS) - FEBRUARY 14, 2025

7.b
Packet Pg. 763 Attachment: Exhibit B to the Resolution. Draft Revised 2023-2031 Housing Element + Attachments (5882 : Adoption of the Revised 2023-2031 COMMUNITY CONSULTATION – ATTACHMENTS PAGE 244 OF 
REVISED 2023-2031 HOUSING ELEMENT - HCD SUBMITTAL DRAFT (ATTACHMENTS) - FEBRUARY 14, 2025

7.b
Packet Pg. 764 Attachment: Exhibit B to the Resolution. Draft Revised 2023-2031 Housing Element + Attachments (5882 : Adoption of the Revised 2023-2031 COMMUNITY CONSULTATION – ATTACHMENTS PAGE 245 OF 
REVISED 2023-2031 HOUSING ELEMENT - HCD SUBMITTAL DRAFT (ATTACHMENTS) - FEBRUARY 14, 2025

7.b
Packet Pg. 765 Attachment: Exhibit B to the Resolution. Draft Revised 2023-2031 Housing Element + Attachments (5882 : Adoption of the Revised 2023-2031 COMMUNITY CONSULTATION – ATTACHMENTS PAGE 246 OF 
REVISED 2023-2031 HOUSING ELEMENT - HCD SUBMITTAL DRAFT (ATTACHMENTS) - FEBRUARY 14, 2025

7.b
Packet Pg. 766 Attachment: Exhibit B to the Resolution. Draft Revised 2023-2031 Housing Element + Attachments (5882 : Adoption of the Revised 2023-2031 COMMUNITY CONSULTATION – ATTACHMENTS PAGE 247 OF 
REVISED 2023-2031 HOUSING ELEMENT - HCD SUBMITTAL DRAFT (ATTACHMENTS) - FEBRUARY 14, 2025

7.b
Packet Pg. 767 Attachment: Exhibit B to the Resolution. Draft Revised 2023-2031 Housing Element + Attachments (5882 : Adoption of the Revised 2023-2031 COMMUNITY CONSULTATION – ATTACHMENTS PAGE 248 OF 
REVISED 2023-2031 HOUSING ELEMENT - HCD SUBMITTAL DRAFT (ATTACHMENTS) - FEBRUARY 14, 2025

7.b
Packet Pg. 768 Attachment: Exhibit B to the Resolution. Draft Revised 2023-2031 Housing Element + Attachments (5882 : Adoption of the Revised 2023-2031 COMMUNITY CONSULTATION – ATTACHMENTS PAGE 249 OF 
REVISED 2023-2031 HOUSING ELEMENT - HCD SUBMITTAL DRAFT (ATTACHMENTS) - FEBRUARY 14, 2025

7.b
Packet Pg. 769 Attachment: Exhibit B to the Resolution. Draft Revised 2023-2031 Housing Element + Attachments (5882 : Adoption of the Revised 2023-2031 COMMUNITY CONSULTATION – ATTACHMENTS PAGE 250 OF 
REVISED 2023-2031 HOUSING ELEMENT - HCD SUBMITTAL DRAFT (ATTACHMENTS) - FEBRUARY 14, 2025

7.b
Packet Pg. 770 Attachment: Exhibit B to the Resolution. Draft Revised 2023-2031 Housing Element + Attachments (5882 : Adoption of the Revised 2023-2031 COMMUNITY CONSULTATION – ATTACHMENTS PAGE 251 OF 
REVISED 2023-2031 HOUSING ELEMENT - HCD SUBMITTAL DRAFT (ATTACHMENTS) - FEBRUARY 14, 2025

7.b
Packet Pg. 771 Attachment: Exhibit B to the Resolution. Draft Revised 2023-2031 Housing Element + Attachments (5882 : Adoption of the Revised 2023-2031 COMMUNITY CONSULTATION – ATTACHMENTS PAGE 252 OF 
REVISED 2023-2031 HOUSING ELEMENT - HCD SUBMITTAL DRAFT (ATTACHMENTS) - FEBRUARY 14, 2025

7.b
Packet Pg. 772 Attachment: Exhibit B to the Resolution. Draft Revised 2023-2031 Housing Element + Attachments (5882 : Adoption of the Revised 2023-2031 COMMUNITY CONSULTATION – ATTACHMENTS PAGE 253 OF 
REVISED 2023-2031 HOUSING ELEMENT - HCD SUBMITTAL DRAFT (ATTACHMENTS) - FEBRUARY 14, 2025

7.b
Packet Pg. 773 Attachment: Exhibit B to the Resolution. Draft Revised 2023-2031 Housing Element + Attachments (5882 : Adoption of the Revised 2023-2031 COMMUNITY CONSULTATION – ATTACHMENTS PAGE 254 OF 
REVISED 2023-2031 HOUSING ELEMENT - HCD SUBMITTAL DRAFT (ATTACHMENTS) - FEBRUARY 14, 2025

7.b
Packet Pg. 774 Attachment: Exhibit B to the Resolution. Draft Revised 2023-2031 Housing Element + Attachments (5882 : Adoption of the Revised 2023-2031 COMMUNITY CONSULTATION – ATTACHMENTS PAGE 255 OF 
REVISED 2023-2031 HOUSING ELEMENT - HCD SUBMITTAL DRAFT (ATTACHMENTS) - FEBRUARY 14, 2025

7.b
Packet Pg. 775 Attachment: Exhibit B to the Resolution. Draft Revised 2023-2031 Housing Element + Attachments (5882 : Adoption of the Revised 2023-2031 COMMUNITY CONSULTATION – ATTACHMENTS PAGE 256 OF 
REVISED 2023-2031 HOUSING ELEMENT - HCD SUBMITTAL DRAFT (ATTACHMENTS) - FEBRUARY 14, 2025

7.b
Packet Pg. 776 Attachment: Exhibit B to the Resolution. Draft Revised 2023-2031 Housing Element + Attachments (5882 : Adoption of the Revised 2023-2031 COMMUNITY CONSULTATION – ATTACHMENTS PAGE 257 OF 
REVISED 2023-2031 HOUSING ELEMENT - HCD SUBMITTAL DRAFT (ATTACHMENTS) - FEBRUARY 14, 2025

7.b
Packet Pg. 777 Attachment: Exhibit B to the Resolution. Draft Revised 2023-2031 Housing Element + Attachments (5882 : Adoption of the Revised 2023-2031 COMMUNITY CONSULTATION – ATTACHMENTS PAGE 258 OF 
REVISED 2023-2031 HOUSING ELEMENT - HCD SUBMITTAL DRAFT (ATTACHMENTS) - FEBRUARY 14, 2025

7.b
Packet Pg. 778 Attachment: Exhibit B to the Resolution. Draft Revised 2023-2031 Housing Element + Attachments (5882 : Adoption of the Revised 2023-2031 COMMUNITY CONSULTATION – ATTACHMENTS PAGE 259 OF 
REVISED 2023-2031 HOUSING ELEMENT - HCD SUBMITTAL DRAFT (ATTACHMENTS) - FEBRUARY 14, 2025

7.b
Packet Pg. 779 Attachment: Exhibit B to the Resolution. Draft Revised 2023-2031 Housing Element + Attachments (5882 : Adoption of the Revised 2023-2031 COMMUNITY CONSULTATION – ATTACHMENTS PAGE 260 OF 
REVISED 2023-2031 HOUSING ELEMENT - HCD SUBMITTAL DRAFT (ATTACHMENTS) - FEBRUARY 14, 2025

7.b
Packet Pg. 780 Attachment: Exhibit B to the Resolution. Draft Revised 2023-2031 Housing Element + Attachments (5882 : Adoption of the Revised 2023-2031 COMMUNITY CONSULTATION – ATTACHMENTS PAGE 261 OF 
REVISED 2023-2031 HOUSING ELEMENT - HCD SUBMITTAL DRAFT (ATTACHMENTS) - FEBRUARY 14, 2025

7.b
Packet Pg. 781 Attachment: Exhibit B to the Resolution. Draft Revised 2023-2031 Housing Element + Attachments (5882 : Adoption of the Revised 2023-2031 COMMUNITY CONSULTATION – ATTACHMENTS PAGE 262 OF 
REVISED 2023-2031 HOUSING ELEMENT - HCD SUBMITTAL DRAFT (ATTACHMENTS) - FEBRUARY 14, 2025

7.b
Packet Pg. 782 Attachment: Exhibit B to the Resolution. Draft Revised 2023-2031 Housing Element + Attachments (5882 : Adoption of the Revised 2023-2031 COMMUNITY CONSULTATION – ATTACHMENTS PAGE 263 OF 
REVISED 2023-2031 HOUSING ELEMENT - HCD SUBMITTAL DRAFT (ATTACHMENTS) - FEBRUARY 14, 2025

7.b
Packet Pg. 783 Attachment: Exhibit B to the Resolution. Draft Revised 2023-2031 Housing Element + Attachments (5882 : Adoption of the Revised 2023-2031 COMMUNITY CONSULTATION – ATTACHMENTS PAGE 264 OF 
REVISED 2023-2031 HOUSING ELEMENT - HCD SUBMITTAL DRAFT (ATTACHMENTS) - FEBRUARY 14, 2025

7.b
Packet Pg. 784 Attachment: Exhibit B to the Resolution. Draft Revised 2023-2031 Housing Element + Attachments (5882 : Adoption of the Revised 2023-2031 COMMUNITY CONSULTATION – ATTACHMENTS PAGE 265 OF 
REVISED 2023-2031 HOUSING ELEMENT - HCD SUBMITTAL DRAFT (ATTACHMENTS) - FEBRUARY 14, 2025

7.b
Packet Pg. 785 Attachment: Exhibit B to the Resolution. Draft Revised 2023-2031 Housing Element + Attachments (5882 : Adoption of the Revised 2023-2031 COMMUNITY CONSULTATION – ATTACHMENTS PAGE 266 OF 
REVISED 2023-2031 HOUSING ELEMENT - HCD SUBMITTAL DRAFT (ATTACHMENTS) - FEBRUARY 14, 2025

7.b
Packet Pg. 786 Attachment: Exhibit B to the Resolution. Draft Revised 2023-2031 Housing Element + Attachments (5882 : Adoption of the Revised 2023-2031 COMMUNITY CONSULTATION – ATTACHMENTS PAGE 267 OF 
REVISED 2023-2031 HOUSING ELEMENT - HCD SUBMITTAL DRAFT (ATTACHMENTS) - FEBRUARY 14, 2025

7.b
Packet Pg. 787 Attachment: Exhibit B to the Resolution. Draft Revised 2023-2031 Housing Element + Attachments (5882 : Adoption of the Revised 2023-2031 COMMUNITY CONSULTATION – ATTACHMENTS PAGE 268 OF 
REVISED 2023-2031 HOUSING ELEMENT - HCD SUBMITTAL DRAFT (ATTACHMENTS) - FEBRUARY 14, 2025

7.b
Packet Pg. 788 Attachment: Exhibit B to the Resolution. Draft Revised 2023-2031 Housing Element + Attachments (5882 : Adoption of the Revised 2023-2031 COMMUNITY CONSULTATION – ATTACHMENTS PAGE 269 OF 
REVISED 2023-2031 HOUSING ELEMENT - HCD SUBMITTAL DRAFT (ATTACHMENTS) - FEBRUARY 14, 2025

7.b
Packet Pg. 789 Attachment: Exhibit B to the Resolution. Draft Revised 2023-2031 Housing Element + Attachments (5882 : Adoption of the Revised 2023-2031 COMMUNITY CONSULTATION – ATTACHMENTS PAGE 270 OF 
REVISED 2023-2031 HOUSING ELEMENT - HCD SUBMITTAL DRAFT (ATTACHMENTS) - FEBRUARY 14, 2025

7.b
Packet Pg. 790 Attachment: Exhibit B to the Resolution. Draft Revised 2023-2031 Housing Element + Attachments (5882 : Adoption of the Revised 2023-2031 COMMUNITY CONSULTATION – ATTACHMENTS PAGE 271 OF 
REVISED 2023-2031 HOUSING ELEMENT - HCD SUBMITTAL DRAFT (ATTACHMENTS) - FEBRUARY 14, 2025

7.b
Packet Pg. 791 Attachment: Exhibit B to the Resolution. Draft Revised 2023-2031 Housing Element + Attachments (5882 : Adoption of the Revised 2023-2031 COMMUNITY CONSULTATION – ATTACHMENTS PAGE 272 OF 
REVISED 2023-2031 HOUSING ELEMENT - HCD SUBMITTAL DRAFT (ATTACHMENTS) - FEBRUARY 14, 2025

7.b
Packet Pg. 792 Attachment: Exhibit B to the Resolution. Draft Revised 2023-2031 Housing Element + Attachments (5882 : Adoption of the Revised 2023-2031 COMMUNITY CONSULTATION – ATTACHMENTS PAGE 273 OF 
REVISED 2023-2031 HOUSING ELEMENT - HCD SUBMITTAL DRAFT (ATTACHMENTS) - FEBRUARY 14, 2025

7.b
Packet Pg. 793 Attachment: Exhibit B to the Resolution. Draft Revised 2023-2031 Housing Element + Attachments (5882 : Adoption of the Revised 2023-2031 COMMUNITY CONSULTATION – ATTACHMENTS PAGE 274 OF 
REVISED 2023-2031 HOUSING ELEMENT - HCD SUBMITTAL DRAFT (ATTACHMENTS) - FEBRUARY 14, 2025

7.b
Packet Pg. 794 Attachment: Exhibit B to the Resolution. Draft Revised 2023-2031 Housing Element + Attachments (5882 : Adoption of the Revised 2023-2031 COMMUNITY CONSULTATION – ATTACHMENTS PAGE 275 OF 
REVISED 2023-2031 HOUSING ELEMENT - HCD SUBMITTAL DRAFT (ATTACHMENTS) - FEBRUARY 14, 2025

7.b
Packet Pg. 795 Attachment: Exhibit B to the Resolution. Draft Revised 2023-2031 Housing Element + Attachments (5882 : Adoption of the Revised 2023-2031 COMMUNITY CONSULTATION – ATTACHMENTS PAGE 276 OF 
REVISED 2023-2031 HOUSING ELEMENT - HCD SUBMITTAL DRAFT (ATTACHMENTS) - FEBRUARY 14, 2025

7.b
Packet Pg. 796 Attachment: Exhibit B to the Resolution. Draft Revised 2023-2031 Housing Element + Attachments (5882 : Adoption of the Revised 2023-2031 COMMUNITY CONSULTATION – ATTACHMENTS PAGE 277 OF 
REVISED 2023-2031 HOUSING ELEMENT - HCD SUBMITTAL DRAFT (ATTACHMENTS) - FEBRUARY 14, 2025

7.b
Packet Pg. 797 Attachment: Exhibit B to the Resolution. Draft Revised 2023-2031 Housing Element + Attachments (5882 : Adoption of the Revised 2023-2031 COMMUNITY CONSULTATION – ATTACHMENTS PAGE 278 OF 
REVISED 2023-2031 HOUSING ELEMENT - HCD SUBMITTAL DRAFT (ATTACHMENTS) - FEBRUARY 14, 2025

7.b
Packet Pg. 798 Attachment: Exhibit B to the Resolution. Draft Revised 2023-2031 Housing Element + Attachments (5882 : Adoption of the Revised 2023-2031 COMMUNITY CONSULTATION – ATTACHMENTS PAGE 279 OF 
REVISED 2023-2031 HOUSING ELEMENT - HCD SUBMITTAL DRAFT (ATTACHMENTS) - FEBRUARY 14, 2025

7.b
Packet Pg. 799 Attachment: Exhibit B to the Resolution. Draft Revised 2023-2031 Housing Element + Attachments (5882 : Adoption of the Revised 2023-2031 COMMUNITY CONSULTATION – ATTACHMENTS PAGE 280 OF 
REVISED 2023-2031 HOUSING ELEMENT - HCD SUBMITTAL DRAFT (ATTACHMENTS) - FEBRUARY 14, 2025

7.b
Packet Pg. 800 Attachment: Exhibit B to the Resolution. Draft Revised 2023-2031 Housing Element + Attachments (5882 : Adoption of the Revised 2023-2031 COMMUNITY CONSULTATION – ATTACHMENTS PAGE 281 OF 
REVISED 2023-2031 HOUSING ELEMENT - HCD SUBMITTAL DRAFT (ATTACHMENTS) - FEBRUARY 14, 2025

7.b
Packet Pg. 801 Attachment: Exhibit B to the Resolution. Draft Revised 2023-2031 Housing Element + Attachments (5882 : Adoption of the Revised 2023-2031 COMMUNITY CONSULTATION – ATTACHMENTS PAGE 282 OF 
REVISED 2023-2031 HOUSING ELEMENT - HCD SUBMITTAL DRAFT (ATTACHMENTS) - FEBRUARY 14, 2025

7.b
Packet Pg. 802 Attachment: Exhibit B to the Resolution. Draft Revised 2023-2031 Housing Element + Attachments (5882 : Adoption of the Revised 2023-2031 COMMUNITY CONSULTATION – ATTACHMENTS PAGE 283 OF 
REVISED 2023-2031 HOUSING ELEMENT - HCD SUBMITTAL DRAFT (ATTACHMENTS) - FEBRUARY 14, 2025

7.b
Packet Pg. 803 Attachment: Exhibit B to the Resolution. Draft Revised 2023-2031 Housing Element + Attachments (5882 : Adoption of the Revised 2023-2031 COMMUNITY CONSULTATION – ATTACHMENTS PAGE 284 OF 
REVISED 2023-2031 HOUSING ELEMENT - HCD SUBMITTAL DRAFT (ATTACHMENTS) - FEBRUARY 14, 2025

7.b
Packet Pg. 804 Attachment: Exhibit B to the Resolution. Draft Revised 2023-2031 Housing Element + Attachments (5882 : Adoption of the Revised 2023-2031 COMMUNITY CONSULTATION – ATTACHMENTS PAGE 285 OF 
REVISED 2023-2031 HOUSING ELEMENT - HCD SUBMITTAL DRAFT (ATTACHMENTS) - FEBRUARY 14, 2025

7.b
Packet Pg. 805 Attachment: Exhibit B to the Resolution. Draft Revised 2023-2031 Housing Element + Attachments (5882 : Adoption of the Revised 2023-2031 COMMUNITY CONSULTATION – ATTACHMENTS PAGE 286 OF 
REVISED 2023-2031 HOUSING ELEMENT - HCD SUBMITTAL DRAFT (ATTACHMENTS) - FEBRUARY 14, 2025

7.b
Packet Pg. 806 Attachment: Exhibit B to the Resolution. Draft Revised 2023-2031 Housing Element + Attachments (5882 : Adoption of the Revised 2023-2031 COMMUNITY CONSULTATION – ATTACHMENTS PAGE 287 OF 
REVISED 2023-2031 HOUSING ELEMENT - HCD SUBMITTAL DRAFT (ATTACHMENTS) - FEBRUARY 14, 2025

7.b
Packet Pg. 807 Attachment: Exhibit B to the Resolution. Draft Revised 2023-2031 Housing Element + Attachments (5882 : Adoption of the Revised 2023-2031 COMMUNITY CONSULTATION – ATTACHMENTS PAGE 288 OF 
REVISED 2023-2031 HOUSING ELEMENT - HCD SUBMITTAL DRAFT (ATTACHMENTS) - FEBRUARY 14, 2025

7.b
Packet Pg. 808 Attachment: Exhibit B to the Resolution. Draft Revised 2023-2031 Housing Element + Attachments (5882 : Adoption of the Revised 2023-2031 COMMUNITY CONSULTATION – ATTACHMENTS PAGE 289 OF 
REVISED 2023-2031 HOUSING ELEMENT - HCD SUBMITTAL DRAFT (ATTACHMENTS) - FEBRUARY 14, 2025

7.b
Packet Pg. 809 Attachment: Exhibit B to the Resolution. Draft Revised 2023-2031 Housing Element + Attachments (5882 : Adoption of the Revised 2023-2031 COMMUNITY CONSULTATION – ATTACHMENTS PAGE 290 OF 
REVISED 2023-2031 HOUSING ELEMENT - HCD SUBMITTAL DRAFT (ATTACHMENTS) - FEBRUARY 14, 2025

7.b
Packet Pg. 810 Attachment: Exhibit B to the Resolution. Draft Revised 2023-2031 Housing Element + Attachments (5882 : Adoption of the Revised 2023-2031 COMMUNITY CONSULTATION – ATTACHMENTS PAGE 291 OF 
REVISED 2023-2031 HOUSING ELEMENT - HCD SUBMITTAL DRAFT (ATTACHMENTS) - FEBRUARY 14, 2025

7.b
Packet Pg. 811 Attachment: Exhibit B to the Resolution. Draft Revised 2023-2031 Housing Element + Attachments (5882 : Adoption of the Revised 2023-2031 COMMUNITY CONSULTATION – ATTACHMENTS PAGE 292 OF 
REVISED 2023-2031 HOUSING ELEMENT - HCD SUBMITTAL DRAFT (ATTACHMENTS) - FEBRUARY 14, 2025

7.b
Packet Pg. 812 Attachment: Exhibit B to the Resolution. Draft Revised 2023-2031 Housing Element + Attachments (5882 : Adoption of the Revised 2023-2031 COMMUNITY CONSULTATION – ATTACHMENTS PAGE 293 OF 
REVISED 2023-2031 HOUSING ELEMENT - HCD SUBMITTAL DRAFT (ATTACHMENTS) - FEBRUARY 14, 2025

7.b
Packet Pg. 813 Attachment: Exhibit B to the Resolution. Draft Revised 2023-2031 Housing Element + Attachments (5882 : Adoption of the Revised 2023-2031 COMMUNITY CONSULTATION – ATTACHMENTS PAGE 294 OF 
REVISED 2023-2031 HOUSING ELEMENT - HCD SUBMITTAL DRAFT (ATTACHMENTS) - FEBRUARY 14, 2025

7.b
Packet Pg. 814 Attachment: Exhibit B to the Resolution. Draft Revised 2023-2031 Housing Element + Attachments (5882 : Adoption of the Revised 2023-2031 COMMUNITY CONSULTATION – ATTACHMENTS PAGE 295 OF 
REVISED 2023-2031 HOUSING ELEMENT - HCD SUBMITTAL DRAFT (ATTACHMENTS) - FEBRUARY 14, 2025

7.b
Packet Pg. 815 Attachment: Exhibit B to the Resolution. Draft Revised 2023-2031 Housing Element + Attachments (5882 : Adoption of the Revised 2023-2031 COMMUNITY CONSULTATION – ATTACHMENTS PAGE 296 OF 
REVISED 2023-2031 HOUSING ELEMENT - HCD SUBMITTAL DRAFT (ATTACHMENTS) - FEBRUARY 14, 2025

7.b
Packet Pg. 816 Attachment: Exhibit B to the Resolution. Draft Revised 2023-2031 Housing Element + Attachments (5882 : Adoption of the Revised 2023-2031 COMMUNITY CONSULTATION – ATTACHMENTS PAGE 297 OF 
REVISED 2023-2031 HOUSING ELEMENT - HCD SUBMITTAL DRAFT (ATTACHMENTS) - FEBRUARY 14, 2025

7.b
Packet Pg. 817 Attachment: Exhibit B to the Resolution. Draft Revised 2023-2031 Housing Element + Attachments (5882 : Adoption of the Revised 2023-2031 COMMUNITY CONSULTATION – ATTACHMENTS PAGE 298 OF 
REVISED 2023-2031 HOUSING ELEMENT - HCD SUBMITTAL DRAFT (ATTACHMENTS) - FEBRUARY 14, 2025

7.b
Packet Pg. 818 Attachment: Exhibit B to the Resolution. Draft Revised 2023-2031 Housing Element + Attachments (5882 : Adoption of the Revised 2023-2031 COMMUNITY CONSULTATION – ATTACHMENTS PAGE 299 OF 
REVISED 2023-2031 HOUSING ELEMENT - HCD SUBMITTAL DRAFT (ATTACHMENTS) - FEBRUARY 14, 2025

7.b
Packet Pg. 819 Attachment: Exhibit B to the Resolution. Draft Revised 2023-2031 Housing Element + Attachments (5882 : Adoption of the Revised 2023-2031 COMMUNITY CONSULTATION – ATTACHMENTS PAGE 300 OF 
REVISED 2023-2031 HOUSING ELEMENT - HCD SUBMITTAL DRAFT (ATTACHMENTS) - FEBRUARY 14, 2025

7.b
Packet Pg. 820 Attachment: Exhibit B to the Resolution. Draft Revised 2023-2031 Housing Element + Attachments (5882 : Adoption of the Revised 2023-2031 COMMUNITY CONSULTATION – ATTACHMENTS PAGE 301 OF 
REVISED 2023-2031 HOUSING ELEMENT - HCD SUBMITTAL DRAFT (ATTACHMENTS) - FEBRUARY 14, 2025

7.b
Packet Pg. 821 Attachment: Exhibit B to the Resolution. Draft Revised 2023-2031 Housing Element + Attachments (5882 : Adoption of the Revised 2023-2031 COMMUNITY CONSULTATION – ATTACHMENTS PAGE 302 OF 
REVISED 2023-2031 HOUSING ELEMENT - HCD SUBMITTAL DRAFT (ATTACHMENTS) - FEBRUARY 14, 2025

7.b
Packet Pg. 822 Attachment: Exhibit B to the Resolution. Draft Revised 2023-2031 Housing Element + Attachments (5882 : Adoption of the Revised 2023-2031 COMMUNITY CONSULTATION – ATTACHMENTS PAGE 303 OF 
REVISED 2023-2031 HOUSING ELEMENT - HCD SUBMITTAL DRAFT (ATTACHMENTS) - FEBRUARY 14, 2025

7.b
Packet Pg. 823 Attachment: Exhibit B to the Resolution. Draft Revised 2023-2031 Housing Element + Attachments (5882 : Adoption of the Revised 2023-2031 COMMUNITY CONSULTATION – ATTACHMENTS PAGE 304 OF 
REVISED 2023-2031 HOUSING ELEMENT - HCD SUBMITTAL DRAFT (ATTACHMENTS) - FEBRUARY 14, 2025

7.b
Packet Pg. 824 Attachment: Exhibit B to the Resolution. Draft Revised 2023-2031 Housing Element + Attachments (5882 : Adoption of the Revised 2023-2031 COMMUNITY CONSULTATION – ATTACHMENTS PAGE 305 OF 
REVISED 2023-2031 HOUSING ELEMENT - HCD SUBMITTAL DRAFT (ATTACHMENTS) - FEBRUARY 14, 2025

7.b
Packet Pg. 825 Attachment: Exhibit B to the Resolution. Draft Revised 2023-2031 Housing Element + Attachments (5882 : Adoption of the Revised 2023-2031 COMMUNITY CONSULTATION – ATTACHMENTS PAGE 306 OF 
REVISED 2023-2031 HOUSING ELEMENT - HCD SUBMITTAL DRAFT (ATTACHMENTS) - FEBRUARY 14, 2025

7.b
Packet Pg. 826 Attachment: Exhibit B to the Resolution. Draft Revised 2023-2031 Housing Element + Attachments (5882 : Adoption of the Revised 2023-2031 COMMUNITY CONSULTATION – ATTACHMENTS PAGE 307 OF 
REVISED 2023-2031 HOUSING ELEMENT - HCD SUBMITTAL DRAFT (ATTACHMENTS) - FEBRUARY 14, 2025

7.b
Packet Pg. 827 Attachment: Exhibit B to the Resolution. Draft Revised 2023-2031 Housing Element + Attachments (5882 : Adoption of the Revised 2023-2031 COMMUNITY CONSULTATION – ATTACHMENTS PAGE 308 OF 
REVISED 2023-2031 HOUSING ELEMENT - HCD SUBMITTAL DRAFT (ATTACHMENTS) - FEBRUARY 14, 2025

7.b
Packet Pg. 828 Attachment: Exhibit B to the Resolution. Draft Revised 2023-2031 Housing Element + Attachments (5882 : Adoption of the Revised 2023-2031 COMMUNITY CONSULTATION – ATTACHMENTS PAGE 309 OF 
REVISED 2023-2031 HOUSING ELEMENT - HCD SUBMITTAL DRAFT (ATTACHMENTS) - FEBRUARY 14, 2025

7.b
Packet Pg. 829 Attachment: Exhibit B to the Resolution. Draft Revised 2023-2031 Housing Element + Attachments (5882 : Adoption of the Revised 2023-2031 COMMUNITY CONSULTATION – ATTACHMENTS PAGE 310 OF 
REVISED 2023-2031 HOUSING ELEMENT - HCD SUBMITTAL DRAFT (ATTACHMENTS) - FEBRUARY 14, 2025

7.b
Packet Pg. 830 Attachment: Exhibit B to the Resolution. Draft Revised 2023-2031 Housing Element + Attachments (5882 : Adoption of the Revised 2023-2031 COMMUNITY CONSULTATION – ATTACHMENTS PAGE 311 OF 
REVISED 2023-2031 HOUSING ELEMENT - HCD SUBMITTAL DRAFT (ATTACHMENTS) - FEBRUARY 14, 2025

7.b
Packet Pg. 831 Attachment: Exhibit B to the Resolution. Draft Revised 2023-2031 Housing Element + Attachments (5882 : Adoption of the Revised 2023-2031 COMMUNITY CONSULTATION – ATTACHMENTS PAGE 312 OF 
REVISED 2023-2031 HOUSING ELEMENT - HCD SUBMITTAL DRAFT (ATTACHMENTS) - FEBRUARY 14, 2025

7.b
Packet Pg. 832 Attachment: Exhibit B to the Resolution. Draft Revised 2023-2031 Housing Element + Attachments (5882 : Adoption of the Revised 2023-2031 COMMUNITY CONSULTATION – ATTACHMENTS PAGE 313 OF 
REVISED 2023-2031 HOUSING ELEMENT - HCD SUBMITTAL DRAFT (ATTACHMENTS) - FEBRUARY 14, 2025

7.b
Packet Pg. 833 Attachment: Exhibit B to the Resolution. Draft Revised 2023-2031 Housing Element + Attachments (5882 : Adoption of the Revised 2023-2031 COMMUNITY CONSULTATION – ATTACHMENTS PAGE 314 OF 
REVISED 2023-2031 HOUSING ELEMENT - HCD SUBMITTAL DRAFT (ATTACHMENTS) - FEBRUARY 14, 2025

7.b
Packet Pg. 834 Attachment: Exhibit B to the Resolution. Draft Revised 2023-2031 Housing Element + Attachments (5882 : Adoption of the Revised 2023-2031 COMMUNITY CONSULTATION – ATTACHMENTS PAGE 315 OF 
REVISED 2023-2031 HOUSING ELEMENT - HCD SUBMITTAL DRAFT (ATTACHMENTS) - FEBRUARY 14, 2025

7.b
Packet Pg. 835 Attachment: Exhibit B to the Resolution. Draft Revised 2023-2031 Housing Element + Attachments (5882 : Adoption of the Revised 2023-2031 COMMUNITY CONSULTATION – ATTACHMENTS PAGE 316 OF 
REVISED 2023-2031 HOUSING ELEMENT - HCD SUBMITTAL DRAFT (ATTACHMENTS) - FEBRUARY 14, 2025

7.b
Packet Pg. 836 Attachment: Exhibit B to the Resolution. Draft Revised 2023-2031 Housing Element + Attachments (5882 : Adoption of the Revised 2023-2031 COMMUNITY CONSULTATION – ATTACHMENTS PAGE 317 OF 
REVISED 2023-2031 HOUSING ELEMENT - HCD SUBMITTAL DRAFT (ATTACHMENTS) - FEBRUARY 14, 2025

7.b
Packet Pg. 837 Attachment: Exhibit B to the Resolution. Draft Revised 2023-2031 Housing Element + Attachments (5882 : Adoption of the Revised 2023-2031 COMMUNITY CONSULTATION – ATTACHMENTS PAGE 318 OF 
REVISED 2023-2031 HOUSING ELEMENT - HCD SUBMITTAL DRAFT (ATTACHMENTS) - FEBRUARY 14, 2025

7.b
Packet Pg. 838 Attachment: Exhibit B to the Resolution. Draft Revised 2023-2031 Housing Element + Attachments (5882 : Adoption of the Revised 2023-2031 COMMUNITY CONSULTATION – ATTACHMENTS PAGE 319 OF 
REVISED 2023-2031 HOUSING ELEMENT - HCD SUBMITTAL DRAFT (ATTACHMENTS) - FEBRUARY 14, 2025

7.b
Packet Pg. 839 Attachment: Exhibit B to the Resolution. Draft Revised 2023-2031 Housing Element + Attachments (5882 : Adoption of the Revised 2023-2031 COMMUNITY CONSULTATION – ATTACHMENTS PAGE 320 OF 
REVISED 2023-2031 HOUSING ELEMENT - HCD SUBMITTAL DRAFT (ATTACHMENTS) - FEBRUARY 14, 2025

7.b
Packet Pg. 840 Attachment: Exhibit B to the Resolution. Draft Revised 2023-2031 Housing Element + Attachments (5882 : Adoption of the Revised 2023-2031 COMMUNITY CONSULTATION – ATTACHMENTS PAGE 321 OF 
REVISED 2023-2031 HOUSING ELEMENT - HCD SUBMITTAL DRAFT (ATTACHMENTS) - FEBRUARY 14, 2025

7.b
Packet Pg. 841 Attachment: Exhibit B to the Resolution. Draft Revised 2023-2031 Housing Element + Attachments (5882 : Adoption of the Revised 2023-2031 COMMUNITY CONSULTATION – ATTACHMENTS PAGE 322 OF 
REVISED 2023-2031 HOUSING ELEMENT - HCD SUBMITTAL DRAFT (ATTACHMENTS) - FEBRUARY 14, 2025

7.b
Packet Pg. 842 Attachment: Exhibit B to the Resolution. Draft Revised 2023-2031 Housing Element + Attachments (5882 : Adoption of the Revised 2023-2031 COMMUNITY CONSULTATION – ATTACHMENTS PAGE 323 OF 
REVISED 2023-2031 HOUSING ELEMENT - HCD SUBMITTAL DRAFT (ATTACHMENTS) - FEBRUARY 14, 2025

7.b
Packet Pg. 843 Attachment: Exhibit B to the Resolution. Draft Revised 2023-2031 Housing Element + Attachments (5882 : Adoption of the Revised 2023-2031 COMMUNITY CONSULTATION – ATTACHMENTS PAGE 324 OF 
REVISED 2023-2031 HOUSING ELEMENT - HCD SUBMITTAL DRAFT (ATTACHMENTS) - FEBRUARY 14, 2025

7.b
Packet Pg. 844 Attachment: Exhibit B to the Resolution. Draft Revised 2023-2031 Housing Element + Attachments (5882 : Adoption of the Revised 2023-2031 COMMUNITY CONSULTATION – ATTACHMENTS PAGE 325 OF 
REVISED 2023-2031 HOUSING ELEMENT - HCD SUBMITTAL DRAFT (ATTACHMENTS) - FEBRUARY 14, 2025

7.b
Packet Pg. 845 Attachment: Exhibit B to the Resolution. Draft Revised 2023-2031 Housing Element + Attachments (5882 : Adoption of the Revised 2023-2031 COMMUNITY CONSULTATION – ATTACHMENTS PAGE 326 OF 
REVISED 2023-2031 HOUSING ELEMENT - HCD SUBMITTAL DRAFT (ATTACHMENTS) - FEBRUARY 14, 2025

7.b
Packet Pg. 846 Attachment: Exhibit B to the Resolution. Draft Revised 2023-2031 Housing Element + Attachments (5882 : Adoption of the Revised 2023-2031 COMMUNITY CONSULTATION – ATTACHMENTS PAGE 327 OF 
REVISED 2023-2031 HOUSING ELEMENT - HCD SUBMITTAL DRAFT (ATTACHMENTS) - FEBRUARY 14, 2025

7.b
Packet Pg. 847 Attachment: Exhibit B to the Resolution. Draft Revised 2023-2031 Housing Element + Attachments (5882 : Adoption of the Revised 2023-2031 COMMUNITY CONSULTATION – ATTACHMENTS PAGE 328 OF 
REVISED 2023-2031 HOUSING ELEMENT - HCD SUBMITTAL DRAFT (ATTACHMENTS) - FEBRUARY 14, 2025

7.b
Packet Pg. 848 Attachment: Exhibit B to the Resolution. Draft Revised 2023-2031 Housing Element + Attachments (5882 : Adoption of the Revised 2023-2031 COMMUNITY CONSULTATION – ATTACHMENTS PAGE 329 OF 
REVISED 2023-2031 HOUSING ELEMENT - HCD SUBMITTAL DRAFT (ATTACHMENTS) - FEBRUARY 14, 2025

7.b
Packet Pg. 849 Attachment: Exhibit B to the Resolution. Draft Revised 2023-2031 Housing Element + Attachments (5882 : Adoption of the Revised 2023-2031 COMMUNITY CONSULTATION – ATTACHMENTS PAGE 330 OF 
REVISED 2023-2031 HOUSING ELEMENT - HCD SUBMITTAL DRAFT (ATTACHMENTS) - FEBRUARY 14, 2025

7.b
Packet Pg. 850 Attachment: Exhibit B to the Resolution. Draft Revised 2023-2031 Housing Element + Attachments (5882 : Adoption of the Revised 2023-2031 COMMUNITY CONSULTATION – ATTACHMENTS PAGE 331 OF 
REVISED 2023-2031 HOUSING ELEMENT - HCD SUBMITTAL DRAFT (ATTACHMENTS) - FEBRUARY 14, 2025

7.b
Packet Pg. 851 Attachment: Exhibit B to the Resolution. Draft Revised 2023-2031 Housing Element + Attachments (5882 : Adoption of the Revised 2023-2031 COMMUNITY CONSULTATION – ATTACHMENTS PAGE 332 OF 
REVISED 2023-2031 HOUSING ELEMENT - HCD SUBMITTAL DRAFT (ATTACHMENTS) - FEBRUARY 14, 2025

7.b
Packet Pg. 852 Attachment: Exhibit B to the Resolution. Draft Revised 2023-2031 Housing Element + Attachments (5882 : Adoption of the Revised 2023-2031 COMMUNITY CONSULTATION – ATTACHMENTS PAGE 333 OF 
REVISED 2023-2031 HOUSING ELEMENT - HCD SUBMITTAL DRAFT (ATTACHMENTS) - FEBRUARY 14, 2025

7.b
Packet Pg. 853 Attachment: Exhibit B to the Resolution. Draft Revised 2023-2031 Housing Element + Attachments (5882 : Adoption of the Revised 2023-2031 COMMUNITY CONSULTATION – ATTACHMENTS PAGE 334 OF 
REVISED 2023-2031 HOUSING ELEMENT - HCD SUBMITTAL DRAFT (ATTACHMENTS) - FEBRUARY 14, 2025

7.b
Packet Pg. 854 Attachment: Exhibit B to the Resolution. Draft Revised 2023-2031 Housing Element + Attachments (5882 : Adoption of the Revised 2023-2031 COMMUNITY CONSULTATION – ATTACHMENTS PAGE 335 OF 
REVISED 2023-2031 HOUSING ELEMENT - HCD SUBMITTAL DRAFT (ATTACHMENTS) - FEBRUARY 14, 2025

7.b
Packet Pg. 855 Attachment: Exhibit B to the Resolution. Draft Revised 2023-2031 Housing Element + Attachments (5882 : Adoption of the Revised 2023-2031 COMMUNITY CONSULTATION – ATTACHMENTS PAGE 336 OF 
REVISED 2023-2031 HOUSING ELEMENT - HCD SUBMITTAL DRAFT (ATTACHMENTS) - FEBRUARY 14, 2025

7.b
Packet Pg. 856 Attachment: Exhibit B to the Resolution. Draft Revised 2023-2031 Housing Element + Attachments (5882 : Adoption of the Revised 2023-2031 COMMUNITY CONSULTATION – ATTACHMENTS PAGE 337 OF 
REVISED 2023-2031 HOUSING ELEMENT - HCD SUBMITTAL DRAFT (ATTACHMENTS) - FEBRUARY 14, 2025

7.b
Packet Pg. 857 Attachment: Exhibit B to the Resolution. Draft Revised 2023-2031 Housing Element + Attachments (5882 : Adoption of the Revised 2023-2031 COMMUNITY CONSULTATION – ATTACHMENTS PAGE 338 OF 
REVISED 2023-2031 HOUSING ELEMENT - HCD SUBMITTAL DRAFT (ATTACHMENTS) - FEBRUARY 14, 2025

7.b
Packet Pg. 858 Attachment: Exhibit B to the Resolution. Draft Revised 2023-2031 Housing Element + Attachments (5882 : Adoption of the Revised 2023-2031 COMMUNITY CONSULTATION – ATTACHMENTS PAGE 339 OF 
REVISED 2023-2031 HOUSING ELEMENT - HCD SUBMITTAL DRAFT (ATTACHMENTS) - FEBRUARY 14, 2025

7.b
Packet Pg. 859 Attachment: Exhibit B to the Resolution. Draft Revised 2023-2031 Housing Element + Attachments (5882 : Adoption of the Revised 2023-2031 COMMUNITY CONSULTATION – ATTACHMENTS PAGE 340 OF 
REVISED 2023-2031 HOUSING ELEMENT - HCD SUBMITTAL DRAFT (ATTACHMENTS) - FEBRUARY 14, 2025

7.b
Packet Pg. 860 Attachment: Exhibit B to the Resolution. Draft Revised 2023-2031 Housing Element + Attachments (5882 : Adoption of the Revised 2023-2031 COMMUNITY CONSULTATION – ATTACHMENTS PAGE 341 OF 
REVISED 2023-2031 HOUSING ELEMENT - HCD SUBMITTAL DRAFT (ATTACHMENTS) - FEBRUARY 14, 2025

7.b
Packet Pg. 861 Attachment: Exhibit B to the Resolution. Draft Revised 2023-2031 Housing Element + Attachments (5882 : Adoption of the Revised 2023-2031 COMMUNITY CONSULTATION – ATTACHMENTS PAGE 342 OF 
REVISED 2023-2031 HOUSING ELEMENT - HCD SUBMITTAL DRAFT (ATTACHMENTS) - FEBRUARY 14, 2025

7.b
Packet Pg. 862 Attachment: Exhibit B to the Resolution. Draft Revised 2023-2031 Housing Element + Attachments (5882 : Adoption of the Revised 2023-2031 COMMUNITY CONSULTATION – ATTACHMENTS PAGE 343 OF 
REVISED 2023-2031 HOUSING ELEMENT - HCD SUBMITTAL DRAFT (ATTACHMENTS) - FEBRUARY 14, 2025

7.b
Packet Pg. 863 Attachment: Exhibit B to the Resolution. Draft Revised 2023-2031 Housing Element + Attachments (5882 : Adoption of the Revised 2023-2031 COMMUNITY CONSULTATION – ATTACHMENTS PAGE 344 OF 
REVISED 2023-2031 HOUSING ELEMENT - HCD SUBMITTAL DRAFT (ATTACHMENTS) - FEBRUARY 14, 2025

7.b
Packet Pg. 864 Attachment: Exhibit B to the Resolution. Draft Revised 2023-2031 Housing Element + Attachments (5882 : Adoption of the Revised 2023-2031 COMMUNITY CONSULTATION – ATTACHMENTS PAGE 345 OF 
REVISED 2023-2031 HOUSING ELEMENT - HCD SUBMITTAL DRAFT (ATTACHMENTS) - FEBRUARY 14, 2025

7.b
Packet Pg. 865 Attachment: Exhibit B to the Resolution. Draft Revised 2023-2031 Housing Element + Attachments (5882 : Adoption of the Revised 2023-2031 COMMUNITY CONSULTATION – ATTACHMENTS PAGE 346 OF 
REVISED 2023-2031 HOUSING ELEMENT - HCD SUBMITTAL DRAFT (ATTACHMENTS) - FEBRUARY 14, 2025

7.b
Packet Pg. 866 Attachment: Exhibit B to the Resolution. Draft Revised 2023-2031 Housing Element + Attachments (5882 : Adoption of the Revised 2023-2031 COMMUNITY CONSULTATION – ATTACHMENTS PAGE 347 OF 
REVISED 2023-2031 HOUSING ELEMENT - HCD SUBMITTAL DRAFT (ATTACHMENTS) - FEBRUARY 14, 2025

7.b
Packet Pg. 867 Attachment: Exhibit B to the Resolution. Draft Revised 2023-2031 Housing Element + Attachments (5882 : Adoption of the Revised 2023-2031 COMMUNITY CONSULTATION – ATTACHMENTS PAGE 348 OF 
REVISED 2023-2031 HOUSING ELEMENT - HCD SUBMITTAL DRAFT (ATTACHMENTS) - FEBRUARY 14, 2025

7.b
Packet Pg. 868 Attachment: Exhibit B to the Resolution. Draft Revised 2023-2031 Housing Element + Attachments (5882 : Adoption of the Revised 2023-2031 COMMUNITY CONSULTATION – ATTACHMENTS PAGE 349 OF 
REVISED 2023-2031 HOUSING ELEMENT - HCD SUBMITTAL DRAFT (ATTACHMENTS) - FEBRUARY 14, 2025

7.b
Packet Pg. 869 Attachment: Exhibit B to the Resolution. Draft Revised 2023-2031 Housing Element + Attachments (5882 : Adoption of the Revised 2023-2031 COMMUNITY CONSULTATION – ATTACHMENTS PAGE 350 OF 
REVISED 2023-2031 HOUSING ELEMENT - HCD SUBMITTAL DRAFT (ATTACHMENTS) - FEBRUARY 14, 2025

7.b
Packet Pg. 870 Attachment: Exhibit B to the Resolution. Draft Revised 2023-2031 Housing Element + Attachments (5882 : Adoption of the Revised 2023-2031 COMMUNITY CONSULTATION – ATTACHMENTS PAGE 351 OF 
REVISED 2023-2031 HOUSING ELEMENT - HCD SUBMITTAL DRAFT (ATTACHMENTS) - FEBRUARY 14, 2025

7.b
Packet Pg. 871 Attachment: Exhibit B to the Resolution. Draft Revised 2023-2031 Housing Element + Attachments (5882 : Adoption of the Revised 2023-2031 COMMUNITY CONSULTATION – ATTACHMENTS PAGE 352 OF 
REVISED 2023-2031 HOUSING ELEMENT - HCD SUBMITTAL DRAFT (ATTACHMENTS) - FEBRUARY 14, 2025

7.b
Packet Pg. 872 Attachment: Exhibit B to the Resolution. Draft Revised 2023-2031 Housing Element + Attachments (5882 : Adoption of the Revised 2023-2031 COMMUNITY CONSULTATION – ATTACHMENTS PAGE 353 OF 
REVISED 2023-2031 HOUSING ELEMENT - HCD SUBMITTAL DRAFT (ATTACHMENTS) - FEBRUARY 14, 2025

7.b
Packet Pg. 873 Attachment: Exhibit B to the Resolution. Draft Revised 2023-2031 Housing Element + Attachments (5882 : Adoption of the Revised 2023-2031 COMMUNITY CONSULTATION – ATTACHMENTS PAGE 354 OF 
REVISED 2023-2031 HOUSING ELEMENT - HCD SUBMITTAL DRAFT (ATTACHMENTS) - FEBRUARY 14, 2025

7.b
Packet Pg. 874 Attachment: Exhibit B to the Resolution. Draft Revised 2023-2031 Housing Element + Attachments (5882 : Adoption of the Revised 2023-2031 COMMUNITY CONSULTATION – ATTACHMENTS PAGE 355 OF 
REVISED 2023-2031 HOUSING ELEMENT - HCD SUBMITTAL DRAFT (ATTACHMENTS) - FEBRUARY 14, 2025

7.b
Packet Pg. 875 Attachment: Exhibit B to the Resolution. Draft Revised 2023-2031 Housing Element + Attachments (5882 : Adoption of the Revised 2023-2031 COMMUNITY CONSULTATION – ATTACHMENTS PAGE 356 OF 
REVISED 2023-2031 HOUSING ELEMENT - HCD SUBMITTAL DRAFT (ATTACHMENTS) - FEBRUARY 14, 2025

7.b
Packet Pg. 876 Attachment: Exhibit B to the Resolution. Draft Revised 2023-2031 Housing Element + Attachments (5882 : Adoption of the Revised 2023-2031 COMMUNITY CONSULTATION – ATTACHMENTS PAGE 357 OF 
REVISED 2023-2031 HOUSING ELEMENT - HCD SUBMITTAL DRAFT (ATTACHMENTS) - FEBRUARY 14, 2025

7.b
Packet Pg. 877 Attachment: Exhibit B to the Resolution. Draft Revised 2023-2031 Housing Element + Attachments (5882 : Adoption of the Revised 2023-2031 COMMUNITY CONSULTATION – ATTACHMENTS PAGE 358 OF 
REVISED 2023-2031 HOUSING ELEMENT - HCD SUBMITTAL DRAFT (ATTACHMENTS) - FEBRUARY 14, 2025

7.b
Packet Pg. 878 Attachment: Exhibit B to the Resolution. Draft Revised 2023-2031 Housing Element + Attachments (5882 : Adoption of the Revised 2023-2031 COMMUNITY CONSULTATION – ATTACHMENTS PAGE 359 OF 
REVISED 2023-2031 HOUSING ELEMENT - HCD SUBMITTAL DRAFT (ATTACHMENTS) - FEBRUARY 14, 2025