Agenda — Pacifica City Council, August 11, 2025 (part 2 of 4)

CEQA Findings and Facts in Support of
Findings and Statement of Overriding
Considerations for the Pacifica Housing
Element GP Amendments and Rezoning
Program EIR
CEQA requires the Pacifica City Council (the Council) to balance the benefits of the Pacifica Housing Element (6th Cycle) Targeted General Plan (GP) Amendments, Rezoning, and Objective Development Standards Program (Project) against its significant and unavoidable environmental effects in determining whether to approve the Project. Since the EIR identifies significant impacts of the Project that cannot feasibly be mitigated to below a level of significance, the City must state in writing its specific reasons for approving the Project in a “statement of overriding considerations” pursuant to Sections 15043 and 15093 of the CEQA Guidelines. This Statement of Overriding Considerations sets forth the specific reasons supporting the City’s action in approving the Project, based on the Final Environmental Impact Report (Final EIR, which incorporates the Draft EIR by reference) and other information in the administrative record.

In making the statement of overriding considerations, “CEQA requires the decision-making agency to balance, as applicable, the economic, legal, social, technological, or other benefits, including region-wide or statewide environmental benefits, of a proposed project against its unavoidable environmental risks when determining whether to approve the project. If the specific economic, legal, social, technological, or other benefits, including region-wide or statewide environmental benefits, of a proposed project outweigh the unavoidable adverse environmental effects, the adverse environmental effects may be considered ‘acceptable’.” (CEQA Guidelines, Section 15093, subd. (a).)
The following sections provide findings and statements of facts supporting the findings, describe the general Project benefits considered by decision makers in determining to adopt the proposed Pacifica Housing Element GP Amendments and Rezoning Program despite its potentially significant adverse environmental effects, and then provide conclusions.

Role of Findings
The following findings are hereby adopted by the City Council of Pacifica pursuant to the requirements of the California Environmental Quality Act, California Public Resources Code

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Section 21000 et seq. (CEQA), and the Guidelines for California Environmental Quality Act, Title 14, California Code of Regulations Section 15000 et seq. (CEQA Guidelines).

These Findings and Facts in Support of Findings relate to the approval of the Pacifica Housing Element (6th Cycle) Targeted General Plan Amendments, Rezoning, and Objective Development Standards Program (Project). The City Council of Pacifica is the Lead Agency for the Project.

The Findings state the City Council’s conclusions regarding the significance of the potential environmental impacts of the Project after all feasible mitigating policies have been adopted.

These findings have been prepared to comply with the requirements of CEQA and the CEQA Guidelines and are based on information in the Draft and Final Environmental Impact Report (EIR) for the Project and on all other relevant information contained in the administrative record for the Project.

CEQA requires agencies to identify mitigation measures that would avoid or substantially lessen a project’s significant impacts or potential significant impacts if such measures are feasible. The mitigating measures identified in the Final EIR mitigate the potential significant impacts of the Project, to the extent feasible, as described in the Final EIR. All mitigating policies identified in the Final EIR (as listed in Table ES-3 of the Draft EIR) that are within the City Council’s authority to impose are hereby adopted by the Council. Future projects must comply with CEQA, including implementation of project-specific mitigation measures where applicable and feasible. Subsequent environmental review for specific projects identified in the Project may tier off the programmatic analysis or incorporate information from this analysis by reference (CEQA Guidelines, Sections 15150, 15152, and 15168).

Public Resources Code Section 21002 provides that “public agencies should not approve projects as proposed if there are feasible alternatives or feasible mitigation measures available which would substantially lessen the significant environmental effects of such projects[.]” (Emphasis added.) The same statute states that the procedures required by CEQA “are intended to assist public agencies in systematically identifying both the significant effects of proposed projects and the feasible alternatives or feasible mitigation measures which will avoid or substantially lessen such significant effects.” (Emphasis added.) Section 21002 goes on to state that “in the event [that] specific economic, social, or other conditions make infeasible such project alternatives or such mitigation measures, individual projects may be approved in spite of one or more significant effects thereof.” (Pub. Resources Code, Section 21002.) The mandate and principles set forth in Public Resources Code Section 21002 are implemented, in part, through the requirement that agencies must adopt findings before approving projects for which EIRs are required. (See Pub. Resources Code, Section 21081, subd. (a); CEQA Guidelines, Section 15091, subd. (a).)
Findings Under CEQA
The Final EIR examined the environmental impacts of the Project in the areas of Aesthetics and Visual Resources; Air Quality; Biological Resources; Cultural, Tribal, and Historic Resources; Energy and Greenhouse Gas Emissions; Geology, Soils, and Seismicity; Hydrology and Water

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Quality; Land Use, Population, and Housing; Noise and Vibration; Public Services and Recreation; Transportation; Utilities and Service Systems; Wildfire; Significant Irreversible Environmental Changes; Growth-Inducing Impacts; and Cumulative Impacts.

IMPACTS DETERMINED TO BE LESS THAN SIGNIFICANT
Under Public Resources Code section 21081(a)(1) and CEQA Guidelines sections 15091(a)(1) and 15092(b), the City determines that the following potential impacts would not occur or would be less than significant, as defined by the EIR:
a) Aesthetics: The following impacts were found to be less than significant:
i. Impact 3.1-1: Implementation of the Proposed Project would not have a substantial adverse effect on scenic vistas.
ii. Impact 3.1-2: Implementation of the Proposed Project would not substantially damage scenic resources, including, but not limited to, trees, rock outcroppings, and historic buildings within a state scenic highway.
iii. Impact 3.1-3: Implementation of the Proposed Project would not substantially degrade the existing visual character or quality of public views of the site and its surroundings in non-urbanized areas or conflict with applicable zoning and other regulations governing scenic quality in urbanized areas. iv. Impact 3.1-4: Implementation of the Proposed Project would not create a new source of substantial light or glare which would adversely affect day or nighttime views in the area.
b) Air Quality: The following impacts were found to be less than significant:
i. Impact 3.2-1: Implementation of the Proposed Project would not conflict with or obstruct implementation of the applicable air quality plan. c) Biological Resources: The following impacts were found to be less than significant:
i. Impact 3.3-1: Implementation of the Proposed Project would not have a substantial adverse effect, either directly or through habitat modifications, on any species identified as a candidate, sensitive, or special-status species in local or regional plans, policies, or regulations or by the California Department of Fish and Wildlife or U.S. Fish and Wildlife Service.
ii. Impact 3.3-2: Implementation of the Proposed Project would not have a substantial adverse effect on any riparian habitat or other sensitive natural community identified in local or regional plans, policies, regulations or by the California Department of Fish and Wildlife or U.S. Fish and Wildlife Service. iii. Impact 3.3-3: Implementation of the Proposed Project would not have a substantial adverse effect on federally protected wetlands, as defined by Section 404 of the Clean Water Act (including, but not limited to, marshes, vernal pools, coastal areas, etc.), through direct removal, filling, hydrological interruption, or other means.
iv. Impact 3.3-4: Implementation of the Proposed Project would not interfere substantially with the movement of any native resident or migratory fish or wildlife species, or with established native resident or migratory wildlife corridors, or impede the use of native wildlife nursery sites.

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v. Impact 3.3-5: Implementation of the Proposed Project would not conflict with any local policies or ordinances protecting biological resources, such as a tree preservation policy or ordinance.
vi. Impact 3.3-6: Implementation of the Proposed Project would not conflict with the provisions of an adopted habitat conservation plan, natural community conservation plan, or other approved local, regional, or State habitat conservation plan.
d) Cultural and Tribal Cultural Resources: The following impacts were found to be less than significant:
i. Impact 3.4-1: Implementation of the Proposed Project would not cause a substantial adverse change in the significance of a historical resource, as defined as physical demolition, destruction, relocation, or alteration of the resource or its immediate surroundings such that the significance of a historic resource would be materially impaired (Guidelines Section 15064.5).
e) Energy and Greenhouse Gas Emissions: The following impacts were found to be less than significant:
i. Impact 3.5-3: Implementation of the Proposed Project would not cause wasteful, inefficient, and unnecessary consumption of energy during project construction, operation, and/or maintenance.
ii. Impact 3.5-4: Implementation of the Proposed Project would not conflict with or obstruct a state or local plan for renewable energy or energy efficiency. f) Geology, Soils, and Seismicity: The following impacts would not occur or were found to be less than significant:
i. Impact 3.6-1: Implementation of the Proposed Project would not expose residents, visitors, and employees, as well as public and private structures, to substantial adverse effects, including the risk of loss, injury, or death involving rupture of a known earthquake fault; strong seismic ground shaking; seismically related ground failure, including liquefaction; or landslides. ii. Impact 3.6-2: Implementation of the Proposed Project would not result in substantial soil erosion or topsoil loss.
iii. Impact 3.6-3: Implementation of the Proposed Project would not locate structures on expansive soils or on a geologic unit or soil that is unstable, or that would become unstable as a result of new development under the Proposed Project, and potentially result in on- or off-site landslide, lateral spreading, subsidence, liquefaction or collapse, or create substantial risks to life or property. iv. Impact 3.6-4: Implementation of the Proposed Project would not have soils incapable of adequately supporting the use of septic tanks or alternative wastewater disposal systems where sewers are not available for the disposal of wastewater.
v. Impact 3.6-5: Implementation of the Proposed Project would not directly or indirectly destroy a unique paleontological resource or site or unique geologic feature.
g) Hydrology and Water Quality: The following impacts were found to be less than significant:
i. Impact 3.7-1: Implementation of the Proposed Project would not violate any federal, state, or local water quality standards or waste discharge requirements.

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ii. Impact 3.7-2: Implementation of the Proposed Project would not substantially deplete groundwater supplies or interfere substantially with groundwater recharge such that the project may impede sustainable groundwater management of the basin.
iii. Impact 3.7-3: Implementation of the Proposed Project would not substantially alter the existing drainage pattern of the site or area, including through the alteration of the course of a stream or river or through the addition of impervious surfaces in a manner which would result in substantial erosion, siltation, or flooding on- or off-site; substantially increase the rate or amount of surface runoff in a manner which would result in flooding on- or offsite; create or contribute runoff water which would exceed the capacity of existing or planned stormwater drainage systems or provide substantial additional sources of polluted runoff; or impede or redirect flood flows.
iv. Impact 3.7-4: In flood hazard, tsunami, or seiche zones, implementation of the Proposed Project would not risk release of pollutants due to project inundation. v. Impact 3.7-5: Implementation of the Proposed Project would not conflict with or obstruct implementation of a water quality control plan or sustainable groundwater management plan.
h) Land Use, Population, and Housing: The following impacts would not occur or were found to be less than significant:
i. Impact 3.8-1: Implementation of the Proposed Project would not physically divide an established community.
ii. Impact 3.8-2: Implementation of the Proposed Project would not cause a significant environmental impact due to a conflict with any land use plan, policy, or regulation adopted for the purpose of avoiding or mitigating an environmental effect.
iii. Impact 3.8-3: Implementation of the Proposed Project would not induce substantial unplanned population growth in an area, either directly (for example, by proposing new homes and businesses) or indirectly (for example, through extension of roads or other infrastructure).
iv. Impact 3.8-4: Implementation of the Proposed Project would not displace substantial numbers of existing people or housing, necessitating the construction of replacement housing elsewhere.
i) Noise: The following impacts were found to be less than significant:
i. Impact 3.9-2: Implementation of the Proposed Project would not result in a generation of excessive groundborne vibration or groundborne noise levels. ii. Impact 3.9-3: Implementation of the Proposed Project would not expose people residing or working in the project area to excessive noise levels within the vicinity of a private airstrip or an airport land use plan or, where such a plan has not been adopted, within two miles of a public airport or public use airport. j) Public Services and Recreation: The following impacts were found to be less than significant:
i. Impact 3.10-1: Implementation of the Proposed Project would not result in substantial adverse physical impacts associated with the provision of new or physically altered governmental facilities, need for new or physically altered governmental facilities, the construction of which could cause significant

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environmental impacts, in order to maintain acceptable service ratios, response times or other performance objectives for any of the public services: fire protection, police protection, schools, parks, or other public facilities. ii. Impact 3.10-2: Buildout of the Proposed Project would not increase the use of existing neighborhood and regional parks or other recreational facilities such that substantial physical deterioration of the facility would occur or be accelerated. iii. Impact 3.10-3: Buildout of the Proposed Project would not require the construction or expansion of recreational facilities which might have an adverse physical effect on the environment.
k) Transportation: The following impacts were found to be less than significant:
i. Impact 3.11-1: Implementation of the Proposed Project would not conflict with a program, plan, ordinance, or policy addressing the circulation system, including transit, roadway, and bicycle and pedestrian facilities. ii. Impact 3.11-3: Implementation of the Proposed Project would not substantially increase hazards due to a geometric design feature (e.g., sharp curves or dangerous intersections) or incompatible land uses (e.g., farm equipment). l) Utilities and Service Systems: The following impacts were found to be less than significant:
i. Impact 3.12-2: Implementation of the Proposed Project would have sufficient water supplies available to serve the Planning Area and reasonably foreseeable future development during normal, dry and multiple dry years. ii. Impact 3.12-3: Implementation of the Proposed Project would not result in a determination by the wastewater treatment provider which serves or may serve the project that it does not have adequate capacity to serve the project’s projected demand in addition to the provider’s existing commitments. iii. Impact 3.12-4: Implementation of the Proposed Project would not generate solid waste in excess of State or local standards, or in excess of the capacity of local infrastructure, or otherwise impair the attainment of solid waste reduction goals. iv. Impact 3.12-5: Implementation of the Proposed Project would not conflict with federal, state, and local management and reduction statutes and regulations related to solid waste.
m) Wildfire: The following impacts were found to be less than significant:
i. Impact 3.13-1: Implementation of the Proposed Project would not substantially impair an adopted emergency response plan or emergency evacuation plan. ii. Impact 3.13-2: Implementation of the Proposed Project would not exacerbate wildfire risks, and thereby expose project occupants to pollutant concentrations from a wildfire or the uncontrolled spread of a wildfire. iii. Impact 3.13-3: Implementation of the Proposed Project would not require the installation or maintenance of associated infrastructure (such as roads, fuel breaks, emergency water sources, power lines or other utilities) that may exacerbate fire risk or that may result in temporary or ongoing impacts to the environment.
iv. Impact 3.13-4: Implementation of the Proposed Project would not people or structures to significant risks, including downslope or downstream flooding or landslides, as a result of runoff, post-fire slope instability, or drainage changes.

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IMPACTS DETERMINED TO BE LESS THAN SIGNIFICANT WITH

MITIGATION
Under Public Resources Code section 21081(a)(1) and CEQA Guidelines sections 15091 (a)(1) and 15092(b), and to the extent reflected in the EIR, the City finds that changes or alterations have been required in, or incorporated into, the Plan that mitigate to a less than significant level or avoid the following potentially significant effects on the environment:

Air Quality, Impact 3.2-2 Implementation of the Proposed Project would not result in a cumulatively considerable net increase in any criteria pollutant for which the project region is classified as a nonattainment area under an applicable federal or state ambient air quality standard. (Less than Significant with Mitigation)
Facts in Support of Finding: The Bay Area Air Quality Management District’s (BAAQMD) project-level thresholds were developed to analyze emissions generated by a single project.

Although the construction emission impacts associated with each new individual development would be short-term in nature and limited to the period of time when construction activity is taking place for that particular development, the concurrent construction of a multitude of individual development projects that could occur at any one time in the Planning Area under the Proposed Project could generate combined criteria pollutant emissions on a daily basis that would exceed the BAAQMD’s project-level thresholds. In addition, depending on the size and scale of an individual development project, along with its construction schedule and other parameters, there may also be instances where the daily construction emissions generated by a single development project within the Planning Area could also exceed the BAAQMD’s criteria pollutant thresholds.

These emissions could contribute to ozone formation and other air pollution in the SFBAAB, which at certain concentrations, can contribute to short- and long-term human health effects.

Effects of Proposed General Plan Policies and Remaining Impacts: During construction of a development project, the activity that typically generates the highest NOX and PM exhaust emissions is the operation of off-road equipment, whereas the activity that typically generates the highest reactive organic gas (ROG) emissions is the application of architectural coatings. The City of Pacifica has amended and adopted the California Green Building Code, which contains VOC content limits for architectural coatings, sealants, and adhesives, as Chapter 7, Section 8-7.01 of the City’s Municipal Code. With regards to construction equipment, General Plan policy CO-I-56 would require all construction equipment to be maintained and tuned to meet appropriate EPA and CARB emission requirements. Policy CO-I-52 also requires contractors to use best management practices to reduce particulate emissions and dust associated with construction activities, including regular materials and vehicle tire watering; covering of stockpiles; phasing or extension of grading operations; suspension of grading during high wind periods; and revegetation of graded areas. The extent to which these measures would reduce emissions is unknown.

Rationale and Conclusion: As such, to ensure individual projects achieve consistency with the BAAQMD’s construction screening criteria or, if consistency with the construction screening criteria cannot be demonstrated, the City is incorporating Mitigation Measure AQ-1 into future project development projects. MM AQ-1 requires future projects that cannot meet construction screening criteria to prepare a detailed construction air quality impact assessment to: 1) estimate

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potential project construction emissions; 2) compare potential project construction emissions against BAAQMD project-level construction thresholds of significance; and 3) incorporate measures to reduce construction emission impacts to levels below the BAAQMD’s construction thresholds of significance for criteria air pollutants and TACs. Thus, the implementation of Proposed Project policies and MM-AQ-1 would ensure that the construction-related emissions under the Proposed Project would be reduced to the maximum extent practicable and as such impacts related to air quality would be less-than-significant with mitigation incorporated.

MM-AQ-1: Prepare Project-level Construction Emissions Assessment. The City shall require new development projects to submit a quantitative project-level construction criteria air pollutant and toxic air contaminant emissions analysis prior to the start of construction activities that shows project construction activities would not exceed BAAQMD project-level thresholds of significance to the satisfaction of the City. The analysis may rely on BAAQMD construction screening criteria to demonstrate that a detailed assessment of criteria air pollutant and toxic air contaminant construction emissions is not required for the project. If the project does not satisfy all BAAQMD construction screening criteria, the analysis shall estimate and compare construction criteria air pollutant and toxic air contaminant emissions against the project-level thresholds of significance maintained by BAAQMD and, if emissions are shown to be above BAAQMD thresholds, then the project must implement measures to reduce emissions below BAAQMD thresholds. Mitigation measures to reduce emissions could include, but are not limited to:
a) Watering exposed surfaces at a frequency adequate to maintain a minimum soil moisture content of 12 percent, as verified by moisture probe or lab sampling; b) Suspending excavation, grading, and/or demolition activities when average wind speeds exceed 20 miles per hour;
c) Selection of specific construction equipment (e.g., specialized pieces of equipment with smaller engines or equipment that will be more efficient and reduce engine runtime);
d) Installing wind breaks that have a maximum 50 percent air porosity; e) Restoring disturbed areas with vegetative ground cover as soon as possible; f) Limiting simultaneous ground-disturbing activities in the same area at any one time (e.g., excavation and grading);
g) Scheduling/phasing activities to reduce the amount of disturbed surface area at any one time;
h) Installing wheel washers to wash truck and equipment tires prior to leaving the site;
i) Minimizing idling time of diesel-powered construction equipment to no more than two minutes or the shortest time interval permitted by manufacturer’s specifications and specific working conditions;

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j) Requiring equipment to use alternative fuel sources (e.g., electric-powered and liquefied or compressed natural gas), meet cleaner emission standards (e.g., U.S.

EPA Tier IV Final emissions standards for equipment greater than 50- horsepower), and/or utilizing added exhaust devices (e.g., Level 3 Diesel Particular Filter);
k) Requiring that all construction equipment, diesel trucks, and generators be equipped with Best Available Control Technology for emission reductions of NOx and PM;
l) Requiring all contractors use equipment that meets CARB’s most recent certification standard for off-road heavy-duty diesel engines; and m) Applying coatings with a volatile organic compound (VOC) that exceeds the current regulatory requirements set forth in BAAQMD regulation 8, Rule 3 (Architectural Coatings).

Air Quality, Impact 3.2-3 Implementation of the Proposed Project would not expose sensitive receptors to substantial pollutant concentrations. (Less than Significant with Mitigation)
Facts in Support of Finding: Regarding construction TAC emissions, based on the preceding discussion and analysis, implementation of the Proposed Project could have a potentially significant impact with regard to construction TAC emissions that would be generated during construction, which requires mitigation. Regarding high-volume roadways, BAAQMD recommends that at least a 500-foot overlay zone should be established on each side of all freeways, high-volume roadways, railyards, Ports, rail lines using diesel locomotives. BAAQMD considers roadways with greater than 10,000 average daily traffic (ADT) as “high volume roadways”. In addition to freeways, segments of Hickey Boulevard and Fassler Avenue are expected to have ADT greater that 10,000 by 2040, accounting for the Proposed Project.

Effects of Proposed General Plan Policies and Remaining Impacts: Accordingly, General Plan Policy CO-I-52 requires contractors to use best management practices to reduce particulate emissions and dust associated with construction activities, including regular materials and vehicle tire watering; covering of stockpiles; phasing or extension of grading operations; suspension of grading during high wind periods; and revegetation of graded areas. Further, General Plan Policy CO-I-49 would continue to use the BAAQMD modeling tools and guidance documents as appropriate to identify and mitigate air quality impacts from proposed development projects, including for projects within 500 feet of a major freeway.

Rationale and Conclusion: Regarding construction TAC emissions, the City would implement Mitigation Measure AQ-1 which requires future projects that cannot meet construction screening criteria to prepare a detailed construction air quality impact assessment to: 1) estimate potential project construction emissions; 2) compare potential project construction emissions against BAAQMD project-level construction thresholds of significance; and 3) incorporate measures to reduce construction emission impacts to levels below the BAAQMD’s construction thresholds of significance for criteria air pollutants and TACs. Mitigation Measure AQ-2 would also require individual developments to review and identify permitted stationary sources within

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1,000 feet of the project that may result in risks and hazards to new receptors. If screening-level information indicates potential stationary source risks and hazards would exceed the BAAQMD’s thresholds, the project applicant shall: 1) incorporate site and building design measures into the project that reduce exposure to pollutants; or 2) conduct refined, site-specific modeling, using the latest information and guidance from the BAAQMD, demonstrating sources risks and hazards would not exceed BAAQMD thresholds for new receptors. Therefore, with the implementation of Mitigation Measures AQ-1 and AQ-2, TAC construction emissions associated with the Proposed Project would not result in significant adverse health risks at receptor locations. This impact would be less than significant with incorporated mitigation.

Regarding high-volume roadways, Mitigation Measure AQ-3 would require projects to implement health reduction measures in order to mitigate any potential air quality impacts on sensitive receptors within 500 feet of a freeway, major roadway, or rail line. With Policy CO-I-49 and Mitigation Measure AQ-3, recommended CARB and BAAQMD overlay zones along freeways and high-volume roadways would be adhered to and the impact would be less than significant.

MM-AQ-1: Prepare Project-level Construction Emissions Assessment.

Projects must also review and identify, using the BAAQMD’s publicly available Stationary Source Screening Map or another standard methodology (e.g., BAAQMD public records request), permitted stationary sources within 1,000 feet of the project that may result in risks and hazards to new receptors. If screeninglevel information indicates potential stationary source risks and hazards would exceed the BAAQMD’s thresholds, the project applicant shall: 1) incorporate site and building design measures into the project that reduce exposure to pollutants as to not exceed BAAQMD thresholds for new receptors; or 2) conduct refined, site-specific modeling, using the latest information and guidance from the BAAQMD, demonstrating sources risks and hazards would not exceed BAAQMD thresholds for new receptors. Site and building design measures that may reduce potential exposure to pollutants would include, but are not limited to, buffering/increasing the distance between sources and receptors, designing the site to limit exposure to the highest pollutant concentrations, and incorporating enhanced filter systems into heating, ventilation, and air conditioning equipment.

MM-AQ-3: Exposure to Air Pollution (Toxic Air Contaminants).

Mitigation Measure AQ-3 would apply if the project involves any residential uses (new dwelling units, excluding accessory dwelling units); and The project is located within 500 feet (or other distance as specified below) of one or more of the following sources of air pollution:
• Freeway;
• Roadway with significant traffic (at least 10,000 vehicles per day);

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• Railyards or rail lines using diesel locomotives; and The project exceeds the health risk screening criteria after a screening analysis is conducted in accordance with the Bay Area Air Quality Management District (BAAQMD) CEQA Guidelines.

If the above three criteria are met, the following reduction measures are required. a) Health Risk Reduction Measures
Requirement: The Project applicant shall incorporate appropriate measures into the project design in order to reduce the potential health risk due to exposure of toxic air contaminants. The project applicant shall choose one of the following methods:
i. The project applicant shall retain a qualified air quality consultant to prepare a Health Risk Assessment (HRA) in accordance with California Air Resources Board (CARB) and Office of Environmental Health and Hazard Assessment requirements to determine the health risk of exposure of project residents/occupants/users to air pollutants. The HRA shall be submitted to the City for review and approval. If the HRA concludes that the health risk is at or below acceptable levels, then health risk reduction measures are not required. If the HRA concludes that the health risk exceeds acceptable levels, health risk reduction measures shall be identified to reduce the health risk to acceptable levels. Identified risk reduction measures shall be submitted to the City for review and approval and be included on the project drawings submitted for the construction-related permit or on other documentation submitted to the City. The approved risk reduction measures shall be implemented during construction and/or operations as applicable. -ORii. The project applicant shall incorporate health risk reduction measures, including but not limited to the following measures detailed below. The project applicant must retain a qualified air quality consultant to conclude that such chosen measures shall reduce the health risk to acceptable levels.

These features shall be submitted to the City for review and approval and be included on the project drawings submitted for the construction-related permit or on other documentation submitted to the City:
a. Installation of air filtration to reduce cancer risks and Particulate Matter (PM) exposure for residents and other sensitive populations in the project that are in close proximity to sources of air pollution.

Air filter devices shall be rated MERV-13 or higher. As part of implementing this measure, an ongoing maintenance plan for the building’s HVAC air filtration system shall be required. b. Where appropriate, install passive electrostatic filtering systems, especially those with low air velocities (i.e., 1 mph). c. Phasing of residential developments when proposed within 500 feet of freeways such that homes nearest the freeway are built last, if feasible.

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d. The project shall be designed to locate sensitive receptors as far away as feasible from the source(s) of air pollution. Operable windows, balconies, and building air intakes shall be located as far away from these sources as feasible.
e. Sensitive receptors shall be located on the upper floors of buildings, if feasible.
f. Planting trees and/or vegetation between sensitive receptors and pollution source, if feasible. Trees that are best suited to trapping PM shall be planted, including one or more of the following: Pine (Pinus nigra var. maritima), Cypress (X Cupressocyparis leylandii), Hybrid poplar (Populus deltoids X trichocarpa), and Redwood (Sequoia sempervirens).
g. Sensitive receptors shall be located as far away from truck activity areas, such as loading docks and delivery areas, as feasible. h. Existing and new diesel generators shall meet CARB’s Tier 4 emission standards, if feasible.
i. Emissions from diesel trucks shall be reduced through implementing the following measures, if feasible:
i. Installing electrical hook-ups for diesel trucks at loading docks.
ii. Requiring trucks to use Transportation Refrigeration Units (TRUs) that meet Tier 4 emission standards.
iii. Requiring truck-intensive projects to use advanced exhaust technology (e.g., hybrid) or alternative fuels.
iv. Prohibiting trucks from idling for more than two minutes. v. Establishing truck routes to avoid sensitive receptors in the project. A truck route program, along with truck calming, parking, and delivery restrictions, shall be implemented. b) Maintenance of Health Risk Reduction Measures
Requirement: The project applicant shall maintain, repair, and/or replace installed health risk reduction measures, including but not limited to the HVAC system (if applicable), on an ongoing and as-needed basis. Prior to occupancy, the project applicant shall prepare and then distribute to the building manager/operator an operation and maintenance manual for the HVAC system and filter including the maintenance and replacement schedule for the filter.

Cultural and Tribal Cultural Resources, Impact 3.4-2 Implementation of the Proposed Project would not cause an adverse change in the significance of an archaeological resource pursuant to CEQA Guidelines Section 15064.5. (Less than Significant with Mitigation) Facts in Support of Finding: There are no previously recorded historic-period archaeological resources within the Proposed Project sites. However, review of historical literature and maps indicated historic-period activity within the Proposed Project Planning Area. Early San Mateo County maps indicated the project area was located within the lands of several landowners (Bromfield 1894). In addition, other San Mateo County maps indicate buildings and/or roads

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within or immediately adjacent to these project areas (1896, 1899, 1915). With this in mind, there is a high potential for unrecorded historic-period archaeological resources to be within the Proposed Project Planning Area.

Effects of Proposed General Plan Policies and Remaining Impacts: Although implementation of the Proposed Project may result in actions that could adversely affect archaeological resources, General Plan policies and actions would minimize or avoid impacts by requiring the protection and preservation of such resources. Public Resources Code Section 21083.2 and CEQA Guidelines Section 15064.5(f) recognize that historical or unique archaeological resources may be accidentally discovered during project construction. As such, Implementing Policy CO-I-68 states that if potentially significant cultural resources are discovered during ground-disturbing activities associated with project preparation, construction, or completion, work shall halt in that area until a qualified archaeologist can assess the significance of the find, and, if necessary, develop appropriate treatment measures in consultation with San Mateo County and other appropriate agencies and interested parties. For example, a qualified archaeologist shall follow accepted professional standards in recording any find including submittal of the standard Department of Parks and Recreation (DPR) Primary Record forms (Form DPR 523) and location-specific information to the California Historical Resources Information Center office (Northwestern Information Center). The consulting archaeologist shall also evaluate such resources for significance per California Register of Historical Resources eligibility criteria (Public Resources Code Section 5024.1; Title 14 CCR Section 4852). If the archaeologist determines that the find does not meet the CEQA standards of significance, construction shall proceed. On the other hand, if the archaeologist determines that further information is needed to evaluate significance, the Community Development Department staff shall be notified, and a data recovery plan shall be prepared.

Rationale and Conclusion: In addition, Mitigation Measure CUL-1 is recommended which requires developers to conduct cultural resource awareness training as recommended by the NAHC. Specifically, this measure requires construction personnel to receive cultural awareness training on existing regulations and unanticipated discovery protocol. Therefore, the impact of implementation of the Proposed Project on archaeological resources would be less than significant, with implementation of existing State regulations, local policies, and Mitigation Measure CUL-1.

MM-CUL-1: Conduct Cultural Resources Awareness Training. Prior to the start of any ground disturbance or construction activities, the developer shall retain a qualified professional archaeologist to conduct cultural resource awareness training for construction personnel. This training shall include an overview of what cultural resources are and why they are important, archaeological terms (such as site, feature, deposit), project site history, types of cultural resources likely to be uncovered during excavation, laws that protect cultural resources, and the unanticipated discovery protocol.

Cultural and Tribal Cultural Resources, Impact 3.4-3 Implementation of the Proposed Project would not have the potential to disturb human remains, including those interred outside of formal cemeteries. (Less than Significant with Mitigation)

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Facts in Support of Finding: Human remains, particularly those interred outside of formal cemeteries, could be disturbed during grading, excavation, or other ground-disturbing activities associated with future development or redevelopment projects allowed under the Proposed Project. Pacifica’s environmental setting and its long history of habitation by Native people make it likely that unrecorded cultural resources are present in the Planning Area. As such, there is always the possibility that subsurface construction activities associated with the Proposed Project, such as trenching and grading, could potentially damage or destroy previously undiscovered human remains.

Effects of Proposed General Plan Policies and Remaining Impacts: In the event of the accidental discovery or recognition of any human remains, CEQA Guidelines Section 15064.5, Health and Safety Code Section 7050.5, and Public Resources Code Section 5097.94 and Section 5097.98 must be followed. Compliance with these existing regulations would reduce impacts to a less than significant level.

Rationale and Conclusion: Further, implementation of Mitigation Measure CUL-1 would also reduce any potential impact on archaeological resources, including human remains, through cultural awareness training for construction personnel on unanticipated discovery protocol.

Therefore, impacts would be less than significant with implementation of existing regulations.

MM-CUL-1: Conduct Cultural Resources Awareness Training.

Cultural and Tribal Cultural Resources, Impact 3.4-4 Implementation of the Proposed Project would not cause an adverse change in the significance of a tribal cultural resource, defined in PRC Section 21074 as either a site, feature, place, cultural landscape that is geographically defined in terms of the size and scope of the landscape, sacred place, or object with cultural value to a California Native American Tribe, and that is:
(a) Listed or eligible for listing in the California Register of Historical Resources, or in a local register of historical resources as defined in PRC Section 5020.1(k), or (b) A resource determined by the lead agency, in its discretion and supported by substantial evidence, to be significant pursuant to criteria set forth in subdivision (c) of PRC Section 5024.1. In applying the criteria set forth in subdivision (c) of PRC Section 5024.1, the lead agency shall consider the significance of the resource to a California Native American tribe. (Less than Significant with Mitigation)
Facts in Support of Finding: The results of the NWIC records search indicate that there is a high potential for unrecorded Native American resources to be within the Planning Area, especially in areas marginal to the coast, and inland on ridges, midslope benches, in valleys, near intermittent and perennial watercourses and near areas populated by oak, buckeye, manzanita, and pine, as well as near a variety of plant and animal resources. Therefore, future development or redevelopment projects allowed under the Proposed Project could result in indirect impacts through grading, overland construction vehicle travel, or other ground-disturbing activities, or through facilitation of public access to culturally significant sites.

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Effects of Proposed General Plan Policies and Remaining Impacts: In addition to consultation with tribes required by State law, Pacifica General Plan Implementing Policy CO-I68 ensures that new development analyzes and avoids potential impacts to archaeological resources by requiring pre-construction surveys and monitoring during any ground disturbance for all development in areas of archaeological sensitivity; and by implementing appropriate measures as a condition of project approval—such as avoidance, preservation in place, and excavation, —to reduce or avoid impacts. In the event that archaeologic resources are accidentally discovered during construction, grading activity in the immediate area shall cease and materials and their surroundings shall not be altered or collected. A qualified archaeologist or paleontologist must make an immediate evaluation and avoidance measures, or appropriate mitigation should be completed, according to CEQA Guidelines. The State Office of Historic Preservation has issued recommendations for the preparation of Archaeological Resource Management Reports that may be used as guidelines. In addition, the City’s General Plan Implementing Policy CO-I-70 incorporates the recommendations from the Amah Mutsun Tribal Band of San Juna Bautista.

Rationale and Conclusion: Mitigation Measure CUL-1 is required for all developments under the Proposed Project since they are all located in areas marginal to the Pacific Ocean and inland along areas of the first coastal range which have a high potential for uncovering archaeological deposits or tribal cultural resources. This measure requires construction personnel to receive cultural awareness training on existing regulations and unanticipated discovery protocol. Overall, compliance with existing regulations, General Plan policies, and implementation of Mitigation Measure CUL-1 would reduce impacts to the maximum extent practicable. Impacts would be less than significant with mitigation.

MM-CUL-1: Conduct Cultural Resources Awareness Training.

Noise, Impact 3.9-1 New development under the Proposed Project would not generate a substantial temporary or permanent increase in ambient noise levels in the vicinity of the project in excess of standards established in the local general plan or noise ordinance, or applicable standards of other agencies. (Less than Significant with Mitigation) Facts in Support of Finding: The Proposed Project would not result in noticeable changes in traffic noise levels relative to 2040 conditions without the Project at any roadway segment.

However, where noise would be greater than the “Normally Acceptable” noise level in 2040, a traffic noise impact is considered to be potentially significant. Many of the Proposed Project sites (shown as R-#, MU-#, and MU-I-# in Table 3.9-5) are located in contours that are not normally acceptable for multifamily residential uses. Some small portions of the sites adjacent to SR 1 fall within the “clearly unacceptable” range, including sites 10,11, 12, 18, 25, 38, and J.

Effects of Proposed General Plan Policies and Remaining Impacts: The California Building Code and General Plan policies require that projects incorporate buffering and other noise design features that reduce noise to less than significant levels. The City’s General Plan policies NO-G-3, NO-I-1, and NO-I-2 outline noise exposure regulations for sensitive receptors if noise levels exceed current guidelines. Policy NO-I-7 directs the City to work with Caltrans and Sam Trans to mitigate transportation-related noise impacts on residential areas and sensitive uses, including encouraging installation of sound barriers or bus stop relocation in select locations. Actions to

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mitigate noise levels are required if exterior noise levels exceed these standards. The interior noise exposure level for residences, schools, and other noise sensitive development is limited to 45 dBA, consistent with State noise standards.

Rationale and Conclusion: Sites within “clearly unacceptable” noise contours will also be subject to Mitigation Measure NO-1, which requires specific acoustical noise analysis. As such, implementation of General Plan policies and compliance with the California Building Code would ensure potential noise impacts to sensitive receptors along major roadways in the Planning Area will be less than significant despite increases in traffic noise.

MM-NO-1: Acoustical Noise Analysis and Mitigation. Prior to the construction of sites 10, 11, 12, 18, 24, 38, and J, an acoustical noise analysis shall be prepared prior to the submittal of final tentative tract maps for review and approval by the City to ensure that exterior and interior noise levels are met. The acoustical analysis shall demonstrate that the buildings have been designed to limit interior noise levels to 45 dBA CNEL and exterior noise (backyards and habitable balconies and patios) to less than 65 dBA CNEL. Individual developments shall, to the extent feasible, implement site-planning techniques which include but are not limited to the following:
• Increase the distance between the noise source and the receiver; • Use non-noise sensitive structures such as garages to shield noise-sensitive areas;
• Orienting buildings to shield outdoor spaces from a noise source; • Individual developments shall incorporate architectural design strategies, which reduce the exposure of noise-sensitive spaces to stationary noise sources (i.e., placing bedrooms or balconies on the side of the structure facing away from noise sources). These design strategies shall be implemented based on recommendations of acoustical analysis for individual developments as required by the City to comply with City noise standards; • Individual developments shall incorporate noise barriers, walls, or other sound attenuation techniques, based on recommendations of acoustical analysis for individual developments as required by the City to comply with City noise standards; and
• Elements of building construction (i.e., walls, roof, ceiling, windows, and other penetrations) shall be modified as necessary to provide sound attenuation. This may include sealing windows, installing thicker or doubleglazed windows, locating doors on the opposite side of a building from the noise source, or installing solid-core doors equipped with appropriate acoustical gaskets
The City shall require that the noise attenuation measures be installed and be verified as effective in meeting the 45 (interior) and 65 (exterior) dBA CNEL

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requirement by an acoustical engineer prior to the issuance of certificates of occupancy.

Utilities and Service Systems, Impact 3.12-1 Implementation of the Proposed Project would not require or result in the relocation or construction of new or expanded water, or wastewater treatment or storm water drainage, electric power, natural gas, or telecommunications facilities, the construction or relocation of which could cause significant environmental effects. (Less than Significant with Mitigation) Facts in Support of Finding: The City’s Housing Element states that rainfall dependent infiltration/inflow (RDI&I) is a chronic issue that impacts the capacity of Pacifica’s sewer pump stations. Additional infrastructure improvement projects would occur along Crespi Drive, Linda Mar Boulevard, Fremont Avenue, and Catalina Avenue to increase capacity of peak wet weather flows, as detailed in the Environmental Setting. It is also 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 determined the current Rockaway Pump Station could support up to an additional 200 units in these neighborhoods.

Effects of Proposed General Plan Policies and Remaining Impacts: The City has commissioned an additional analysis and modeling study to better evaluate and understand the current capacity of the Rockaway Pump Station. Since the results are not yet known, it is not clear whether the Rockaway Pump Station will have adequate capacity to serve additional units over 200. Further, while the R&R projects discussed above are intended to address these issues, the timing of this projects is still not certain. Therefore, the impacts are potentially significant.

Rationale and Conclusion: Potential impacts would be mitigated by implementation of MM UTIL-1 below. With adherence to MM-UTIL-1, this impact is considered less than significant with mitigation incorporated regarding wastewater treatment conveyance infrastructure.

MM-UTIL-1: Infiltration/Inflow (I/I) Reductions in Rockaway Area. Developers of any project served by the Rockaway Pump Station are required to have a study performed to determine the capacity of the pump station to serve proposed development, which study would be subject to review and approval by the City’s Public Works Department. In the event that it is determined that the Rockaway Pump Station does not have sufficient capacity to serve the proposed development, the developer must pursue one or more of the following options, to the satisfaction of the Public Works Department, to either reduce I/I or pursue alternative methods of conveyance:
• Installation of systemwide upgrades to infrastructure for the purposes of eliminating sanitary sewer spills and reducing I/I.
• Rerouting of sewer flows such that the development does not negatively impact the Rockaway Pump Station.
• Installation of a new pump station facility.

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• Installation of new infrastructure improvements to contribute to the necessary reduction of I/I.

SIGNIFICANT AND UNAVOIDABLE IMPACTS
Under Public Resources Code section 21081(a)(1) and CEQA Guidelines sections 15091(a)(1) and 15092(b), the City determines that the following significant effects on the environment, as reflected in the EIR, and as mitigated as shown below, remain significant and unavoidable despite the fact that changes or alterations to the Project have been required in, or incorporated into, the Project that avoid or substantially lessen the significant environmental effects identified in the EIR. Further, the City finds that the following significant and unavoidable impacts are acceptable due to the overriding considerations described below. The City also finds that further mitigation measures and a No Project Alternative that may reduce the significance of any of these impacts are rejected as infeasible for the reasons given below.

Impact 3.5-1 Implementation of the Proposed Project would generate greenhouse gas emissions, either directly or indirectly, that may have a significant impact on the environment. (Significant and Unavoidable)
Facts in Support of Finding: With the consideration of General Plan policies, GHG operational emissions under the 2040 General Plan with Proposed Project scenario were reduced an additional 14,210 MTCO2e, from 86,864 MTCO2e to 72,654 MTCO2e. At a minimum, the Proposed Project would need to meet the 2030 target, which is within the planning period.

Operational emissions under the Proposed Project are on track to meet the target of 40 percent below 1990 levels by 2030 with an estimated 54 percent reduction in emissions. However, the emissions under the Proposed Project would need to be reduced by an additional 48,773 MTCO2e in order to meet the State’s more stringent 2045 goal of carbon neutrality or 85 percent below 1990 levels.

Effects of Proposed General Plan Policies and Remaining Impacts: As the transportation and energy sectors are the largest source of emissions within the Planning Area in 2020 and are projected to remain the largest sources in 2040, these sectors have the most opportunity for reductions. There are many General Plan policies that aim to reduce GHG emissions. Such policies relate to pedestrian improvements, increased connectivity, streetscape improvements, traffic calming measures, transit service, trip reduction programs, clean City fleet, increased density and affordability, reduced parking, water conservation, waste reduction, commute trip reduction programs, municipal energy efficiency, and outdoor lighting. In addition, General Plan policy CO-I-59 requires the City to maintain and update the Climate Action Plan (CAP). Given that the updated CAP and GHG reduction measures are not yet available, the GHG reduction potential cannot be quantified for the purposes of this analysis.

Implementation of the Proposed Project would reduce generation of GHG emissions by 40 percent compared to existing conditions. This reduction is on track to meet the State’s 2030 goal; however, it is not on track to meet the State’s 2045 goal nor Pacifica’s 2050 CAP goal. Therefore, on a local scale, implementation of the Proposed Project would generate GHG emissions that

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could have a significant impact on the environment and this impact would be potentially significant and mitigation measures would be required.

Rationale and Conclusion: Implementation of MM-GHG-1 and MM-GHG-2 would reduce transportation- and energy-related GHG emissions because they include quantifiable targets for the expansion of Zero Emissions Vehicles and renewable energy; and voluntary Mitigation Measure MM-GHG-3 would support energy efficiency in the Planning Area. However, it is conservatively assumed that additional reductions are needed in order to meet the CAP’s 2050 and State’s 2045 targets. Without further State action, it is unlikely that local efforts alone would be sufficient to meet carbon neutrality by 2045 and thereby reduce the impact to a less-thansignificant level. Moreover, CARB’s 2022 Scoping Plan indicates that carbon sequestration from natural and working lands will not be enough to attain carbon neutrality, and doing so will require research, development, and implementation of additional measures. CARB maintains authority to adopt regulations as necessary to meet future GHG targets under SB 32, EO S-3-05, EO B-55-18, and AB 1279, but the specific path to carbon neutrality is unknown and dependent on development of technologies and programs that are not currently known or available.; therefore, this impact remains significant and unavoidable after mitigation.

MM-GHG-1: For new residential and commercial development, require installation of the electric vehicle recharging station network and other alternative fuel vehicle support infrastructure and adopt requirements for electric vehicle parking in new developments, consistent with Title 24 requirements, with the goal of increasing electric vehicle ownership by 20 percent.

MM-GHG-2: In order to build upon the requirements of existing State law, require installation of photovoltaic systems in new single family residential, multifamily residential, and commercial to increase solar capacity, with a target of an equivalent of 15 percent of projected electricity by 2040. Photovoltaic panel installation is already required for new low-rise residential buildings which include single-family dwellings, and multi-family dwellings with three habitable stories or less pursuant to California Energy Code section 150.1.c.14. Photovoltaic panel installation is also required for new nonresidential buildings with three habitable stories or fewer, other than health care facilities; hotel/motel occupancies; and, high-rise multi-family buildings with 10 habitable stories or fewer, pursuant to a local amendment to the California Energy Code codified in PMC section 8-6.08.

MM-GHG-3: Develop and implement a program to encourage the use of available grants for residential and commercial efficiency retrofits and voluntary cool roofing practices in new development with the goal of a 50 percent energy reduction compared to baseline in 30 percent of the total existing residential units and nonresidential square feet citywide by 2040. This measure is voluntary.

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FINDINGS
Based on the EIR and the entire record before the Council, the Council finds that there are no feasible mitigation measures that would reduce the impact of the generation of greenhouse gas emissions that may have a significant impact on the environment with implementation of the Proposed Project. Although the City’s CAP and General Plan polices reduce this impact, the Council finds the impact significant and unavoidable.

Impact 3.5-2 Implementation of the Proposed Project would conflict with an applicable plan, policy, or regulation adopted for the purpose of reducing the emissions of greenhouse gases. (Significant and Unavoidable)
Facts in Support of Finding: The City of Pacifica adopted a CAP in 2014 to reduce community and municipal GHG emissions. The City’s CAP is a roadmap that outlines a path for the City to achieve its GHG reduction goals of 35 percent below 2005 levels by 2020, and 80 percent below 1990 levels by 2050. The CAP features goals and reduction strategies in the categories of energy, transportation and land use, solid waste, water, and education and outreach. General Plan policies, which development under the Proposed Project must adhere to, directly support all CAP measures.

Effects of Proposed General Plan Policies and Remaining Impacts: General Plan policy CO-I59 requires the City to maintain and update the CAP based on the General Plan update, which would include the Proposed Project. As part of the update, the CAP must set a target for the reduction of GHG emissions, in line with targets established by the State, which would include the 2045 carbon neutrality target. However, as discussed in Impact 3.5-1, it is conservatively assumed that additional reductions are needed in order to meet the CAP’s 2050 and State’s 2045 targets.

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developments, consistent with Title 24 requirements, with the goal of increasing electric vehicle ownership by 20 percent.

FINDINGS
Based on the EIR and the entire record before the Council, the Council finds that there are no feasible mitigation measures that would reduce the impact of conflicting with an applicable plan, policy, or regulation adopted for the purpose of reducing the emissions of greenhouse gases with implementation of the Proposed Project. Although the City’s CAP and General Plan polices reduce this impact, the Council finds the impact significant and unavoidable.

Impact 3.11-2 Implementation of the Proposed Project would conflict or be inconsistent with CEQA Guidelines Section 15064.3, subdivision (b). (Significant and Unavoidable) Facts in Support of Finding: CEQA Guidelines Section 15064.3 requires that the determination of significance for transportation impacts be based on VMT instead of a congestion metric such as LOS. The change in the focus of transportation analysis is the result of SB 743. For the purposes of this EIR, the following thresholds of significance are used to determine if the proposed General Plan has an impact under the terms of Criteria 2:
(a) Vehicle Miles Traveled: 1. A significant impact would occur if the proposed General Plan Update increases the Vehicle Miles Traveled (VMT) per person above the baseline conditions.

In the case of the Proposed Project scenario, the baseline condition is considered the 2015 No Project condition, as established for the current General Plan EIR. Table 3.11-5 also establishes thresholds based on a 15 percent reduction from the various baseline VMT rates. The threshold of significance based on a 15 percent reduction would be a VMT per capita of 13.4 miles per resident

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for the City of Pacifica; and a home-based work VMT per employee of 14.2 at the countywide level.

Table 3.11-5 summarizes the VMT calculations for Pacifica under the 2015 Base Year, 2040 Preferred General Plan, and 2040 Proposed Project conditions. As expected with the addition of multifamily units and retail employment, the VMT per capita for Pacifica is expected to drop to

12.4 by 2040 under the Proposed Project scenario, which is below the threshold of significance.

The Pacifica VMT per employee for the Proposed Project scenario also decreases relative to the Preferred General Plan scenario. However, the resulting VMT per employee under the 2040 Proposed Project scenario is 19.83, which falls above the threshold of significance. Home-based work VMT per employee for jobs located in Pacifica is expected to increase by 22.9 percent under the Proposed Project. While VMT per capita would decrease by 8.6 percent and home-based VMT would increase by only 0.5 percent, these rates all fall above the threshold of significance.

Effects of Proposed General Plan Policies and Remaining Impacts: Buildout under the Proposed Project would be required to comply with several General Plan policies that reflect multiple recommended California Air Pollution Control Officers Association (CAPCOA) strategies, resulting in additional reduction in the significant VMT per employee impact from new development under the Proposed Project. Specifically, General Plan Implementing Policy CII-50 would reduce potential impacts by requiring TDM measures for developments that exceed the CMP threshold for impacts and by requiring a monitoring plan to determine if established trip reduction targets are met or exceeded for individual developments. Additionally, General Plan goals and policies strive to develop a multi-modal transportation network that would provide transportation alternatives to the single-occupant vehicle and encourage complete street design.

The City will implement all applicable policies in the General Plan Circulation Element to reduce the demand for vehicle travel within and through the Planning Area, as well as work with local, regional, and state agencies to implement regional transportation improvements. Additionally, new developments under the Proposed Project would be required to evaluate their projectspecific impacts on the transportation system and fund improvements to maintain acceptable levels of service, except where exemptions are identified in the Circulation Element of the General Plan. However, even with implementation of these policies, the impact would remain significant and unavoidable and require further mitigation.

Rationale and Conclusion: In order to further reduce VMT per employee, mitigation measures VMT-1 and VMT-2 are recommended. These measures would require businesses that employ 20 or more people to implement an employee commute trip reduction program as well as encourage telecommuting. Implementation of commute trip reduction programs and remote work options could reduce VMT per employee, however it is difficult to quantify the exact reduction potential of these mitigation measures as MM-VMT-1 applies only to new non-residential development of a certain size and MM-VMT-2 is a voluntary measure. MM-VMT-2 responds to the recent surge of remote and hybrid work schedules following the COVID-19 pandemic. While both measures could reduce VMT metrics, it is unlikely that either would be sufficient in reducing these metrics to the proposed thresholds and the impact would conservatively remain significant and unavoidable.

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MM-VMT-1: Require applicants for non-residential projects that employ 20 of more people— which is equivalent to 12,000 square feet of retail space, 6,000 square feet of office space, 20,000 square feet of industrial space, or 22 hotel rooms to implement an employee commute trip reduction (CTR) program approved by the City. The CTR program shall identify alternative modes of transportation to the project, including transit schedules, bike and pedestrian routes, and carpool/vanpool availability. Information regarding these programs shall be readily available to employees and clients. The project applicant or designee shall implement at least one of the following incentives for commuters as part of the CTR program, or another equally effective incentive:
• Ride-matching assistance
• Subsidized public transit passes
• Vanpool assistance or employer-provided vanpool/shuttle • Car-sharing program (e.g. Zipcar)
• Bicycle end-trip facilities, including bike parking, lockers, and showers.

MM-VMT-2: Encourage businesses to implement telecommuting, hybrid, and alternative work schedules that allow employees to utilize remote work options while reducing vehicle-based commutes.

FINDINGS
Based on the EIR and the entire record before the Council, the Council finds that there are no feasible mitigation measures that would reduce the impact of VMT per employee with implementation of the Proposed Project. Although there are polices in the General Plan to reduce this impact, the Council finds the impact significant and unavoidable.

Alternatives
The Final EIR analyzed two alternatives to the Project, examining the environmental impacts and feasibility of each alternative, as well as the ability of the alternatives to meet Project objectives.

The Project objectives are listed in Chapter 2 (Project Description) of the Draft EIR; the potentially significant environmental effects of the Project, including feasible mitigation measures identified to avoid these impacts, are analyzed in Chapter 3 (Environmental Evaluation) of the Draft EIR; and the alternatives are described in detail in Chapter 4 (Alternatives to the Proposed Project) of the Draft EIR. Brief summaries of the alternatives are provided below. A brief discussion of the Environmentally Superior Alternative follows the summaries of the alternatives.

All analysis in Final EIR Chapter 4 is incorporated by reference.

ALTERNATIVE 1: NO PROJECT ALTERNATIVE
Consistent with Section 15126.6(e)(2) of the CEQA Guidelines, the No Project Alternative represents what would be reasonably expected to occur in the foreseeable future if the Proposed Project were not implemented. Under this scenario, implementation of the existing Pacifica General Plan 2040 would continue, excluding the implementation of Program HE-1-1 which is

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Proposed Project’s General Plan Amendments and Rezoning Program and Objective Development Standards. Under this Alternative, there would be no changes to the current zoning and General Plan land use designations in order for the City to accommodate its share of regional housing. However, development would still occur at many of the Proposed Project sites identified for development under the No Project Alternative. Since the sites are not being rezoned, they would be developed at densities that the current Zoning Code permits which is much lower than the rezoned densities under the Proposed Project.

The No Project Alternative is infeasible, as it would not meet the project objective of achieving the RHNA and would not be consistent with State law. However, the alternatives analysis will still include and assess the No Project Alternative as required by CEQA.

ALTERNATIVE 2: HIGH DENSITY SHOPPING CENTERS ALTERNATIVE In order to reduce the Proposed Project’s significant and unavoidable impact on vehicle miles traveled (VMT), the High Density Shopping Centers Alternative was designed. This Alternative aims to focus housing within Pacifica’s existing commercial centers and promote a more intense mixed-use development pattern. The Alternative would modify objective development standards to increase density and heights on parcels located in the Linda Mar, Fairmont, Brentwood, Pacifica Manor, and Park Mall shopping centers, and decrease the amount of development on largely vacant sites, including the Caltrans right-of-way to the northeast, and the area between Reina Del Mar Ave and Rockaway Beach Ave.

Compared to the Proposed Project, Alternative 2 would increase densities and heights at sites 28, 29, 32, 16A, 16B, and 27B. Densities would be increased up to 80 dwelling units per acre and heights of up to 75 feet for MU- designation and 70 feet for R- designation. Alternative 2 would also reduce densities and heights at sites 2, 10, 11, 12, 21, 25, G, H, I, J. Those sites currently designated as MU-60 or R-60 would be reduced to MU-50 or R-50. Those sites currently designated as MU-40 or R-40 zones would be reduced to MU-30 or R-30. Alternative 2 would still contain approximately the same amount of residential development as the Proposed Project, but less commercial development.

ENVIRONMENTALLY SUPERIOR ALTERNATIVE
CEQA Guidelines require the identification of an environmentally superior alternative among the alternatives analyzed in an EIR. The Guidelines also require that if the No Project Alternative is identified as the environmentally superior alternative, then another environmentally superior alternative must be identified.

The No Project Alternative reduces the greatest number of environmental impacts. Since the CEQA guidelines require another environmentally superior alternative other than the No Project Alternative to be identified, the High Density Shopping Center Alternative would be the environmentally superior alternative. However, the Alternative does not meet the Project’s objective of reflecting community priorities that value coastal views and scenic vistas.

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Packet Pg. 215 Attachment: Attachment A - Exhibit A. Findings of Fact and Statement of Overriding Considerations_250811 (6008 : Housing Element Rezoning CEQA Findings of Fact in Support of Findings and Statement of Overriding Considerations for the Pacifica Housing Element GP Amendments and Rezoning Program EIR

Page 25 of 30 ends

Proposed Project Benefits
CEQA does not require lead agencies to analyze “beneficial impacts” in an EIR. Rather, EIRs focus on potential “significant effects on the environment” defined to be “adverse” (Public Resources Code Section 21068). Nevertheless, decision makers may be aided by information about project benefits. These benefits can be cited, if necessary, in a statement of overriding considerations (CEQA Guidelines Section 15093). The Council’s decision to adopt the proposed General Plan rather than any of the alternatives is based on considering the balance of these benefits of the Project against its identified unavoidable environmental impacts.

Each benefit of the proposed Project, as stated below, is determined to be a basis for overriding all unavoidable adverse environmental impact identified above. This Statement of Overriding Considerations sets forth the specific reasons supporting the Council’s actions in approving the Proposed Project. In making this Statement of Overriding Considerations in support of the findings of fact and the project, the Council has considered the information contained in the Findings and in the documents comprising the record of proceedings for the project.

CEQA Guidelines Section 15093(a) provides the following guidance for a statement of overriding considerations:

CEQA requires the decision-making agency to balance, as applicable, the economic, legal, social, technological, or other benefits, including region-wide or statewide environmental benefits, of a proposed project against its unavoidable environmental risks when determining whether to approve the project. If the specific economic, legal, social, technological, or other benefits, including region-wide or statewide environmental benefits, of a proposed project outweigh the unavoidable adverse environmental effects, the adverse environmental effects may be considered “acceptable.” The results of the environmental analysis on the Proposed Project are discussed in detail in the Draft EIR, the Final EIR, and the Findings. The Council reached the conclusions below pursuant to Public Resources Code Section 21081 and State CEQA Guidelines Section 15093. The following statements describe the Proposed Project’s benefits considered by decisionmakers in determining whether to adopt the Proposed Project despite its potentially significant adverse environmental effects. The Council concludes that any one of the statements below is independently sufficient to justify approval of the project. The substantial evidence supporting the various benefits of the project can be found in public records on the General Plan update process, which are incorporated by reference into this section, and in the documents found in the Record of Proceedings.

Statement 1: The Proposed Project prioritizes open space preservation and infill development. Pacifica’s scenic vistas, hillsides, beaches, and other protected open space are prized by community members for their scenic, recreational, and habitat values. Continued preservation is seen as a key accomplishment over the next 20 years. The Proposed Project reflects the priority given in the General Plan and Housing Element to focus redevelopment in existing commercial shopping centers and other already-developed areas.

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Packet Pg. 216 Attachment: Attachment A - Exhibit A. Findings of Fact and Statement of Overriding Considerations_250811 (6008 : Housing Element Rezoning CEQA Findings of Fact in Support of Findings and Statement of Overriding Considerations for the Pacifica Housing Element GP Amendments and Rezoning Program EIR

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Statement 2: The Proposed Project promotes sustainable development and practices. Pacifica residents want to allow a responsible amount of development while ensuring that habitat and the community’s unique, small-town character are protected. Residents also want to see green building and other sustainable practices promoted by the City. The Project adheres to General Plan and Housing Element policies that aim to set a good land use balance and to promote sustainable site planning and design, water conservation, waste reduction, and use of alternative transportation modes.

Statement 3: The Proposed Project revitalizes shopping areas and produces walkable, mixeduse areas. Pacifica residents desire more attractive and successful commercial areas, and also envision the development of walkable, mixed-use areas with good transit access. The Plan seeks to support commercial revitalization and redevelopment at key locations, advancing the City’s fiscal health, its quality of life, and its sustainability all at once.

Statement 4: The Proposed Project creates a unique, vital center for Pacifica. Many community members expressed interest in creating a center for Pacifica, to provide a community gathering place and strengthen the City’s identity. Palmetto Avenue was most often pointed to as having great potential to grow into such a vital, unique district. The Project aims to facilitate the enhancement of Palmetto as a pedestrian-oriented retail area, anchored by new mixed-use development at the Pacifica Manor Shopping Center parking lot.

Statement 5: The Proposed Project ensures diversity of housing and population. Residents are proud of the diversity of housing in the community and want to ensure that this is carried on. As such, the General Plan Amendments and Rezoning component of Program HE-I-1 will redesignate and rezone sites within the City to allow the additional 2,042 housing units. The Project aims to make Pacifica more accessible and ensure adequate housing options for people of all ages and incomes by providing enough sites at a higher density and creating opportunities for mixed-use development in transit-accessible locations.

Statement 7: The Proposed Project improves existing infrastructure. The need for the City to maintain and improve existing infrastructure was a clear consensus point for the community.

Most notable is the chronic issue of rainfall dependent infiltration/inflow (RDI&I) that impacts the capacity of Pacifica’s sewer pump stations. The Project supports coordination and solutions to better evaluate and understand the current capacity of the Rockaway Pump Station. The Project would ensure that the Rockaway Pump Station has sufficient capacity to serve all proposed development or alternative methods of conveyance are pursued.

These key goals and initiatives were developed through an extensive public outreach process that accompanied the General Plan, which engaged stakeholders, decision-makers, the General Plan Outreach Committee, and members of the general public in discussion and debate over priorities for Pacifica’s future. Members of the public as well as elected officials were consulted and engaged at each key decision point in the update process, ensuring that the proposed General Plan reflects the community’s priorities to the greatest extent possible. During this public process, the Council examined alternatives to the Proposed Project, none of which meet the stated project objectives to the same extent as the Proposed Project.

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Packet Pg. 217 Attachment: Attachment A - Exhibit A. Findings of Fact and Statement of Overriding Considerations_250811 (6008 : Housing Element Rezoning CEQA Findings of Fact in Support of Findings and Statement of Overriding Considerations for the Pacifica Housing Element GP Amendments and Rezoning Program EIR

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Overriding Considerations Conclusions
The Council finds that the proposed City of Pacifica Housing Element Targeted General Plan Amendments and Rezoning Program (6th Cycle) has been carefully reviewed and that mitigating policies have been included in the Final EIR to be certified by the Council. Nonetheless, the Proposed Project may have certain environmental effects that cannot be avoided or substantially lessened. As to these significant environmental effects that are not avoided or substantially lessened to a point less than significant, the Council finds that specific fiscal, economic, social, technological, or other considerations make additional mitigation of those impacts infeasible, in that all feasible mitigation measures have been incorporated into the Proposed Project.

The Council has carefully considered all of the environmental impacts that have not been mitigated to a less than significant level, as listed above. The Council has also carefully considered the fiscal, economic, social, and environmental benefits of the proposed General Plan, as listed above, and compared these with the benefits and impacts of the alternatives, which were evaluated in the Final EIR. The Council has balanced the fiscal, economic, social, and environmental benefits of the Proposed Project against its unavoidable and unmitigated adverse environmental impacts and, based upon substantial evidence in the record, has determined that the benefits of the Proposed Project outweigh, and therefore override, the remaining adverse environmental effects. Such benefits provide the substantive and legal basis for this Statement of Overriding Considerations.

In approving the Proposed Project, the Council makes the following Statement of Overriding Considerations pursuant to Public Resources Code Section 21081 and State CEQA Guidelines Section 15093 in support of its findings on the Final EIR:

The Council has considered the information contained in the Final EIR and has fully reviewed and considered all of the public testimony, documentation, exhibits, reports, and presentations included in the record of these proceedings. The Council specifically finds and determines that this Statement of Overriding Considerations is based upon and supported by substantial evidence in the record.

The Council has carefully weighed the benefits of the Proposed Project against any adverse impacts identified in the Final EIR that could not be feasibly mitigated to a level of insignificance, which are enumerated below. While the Council has required all feasible mitigation measures, such impacts remain significant for purposes of adopting this Statement of Overriding Considerations:
§ Impact 3.5-1 Implementation of the Proposed Project would generate greenhouse gas emissions, either directly or indirectly, that may have a significant impact on the environment. (Significant and Unavoidable) § Impact 3.5-2 Implementation of the Proposed Project would conflict with an applicable plan, policy, or regulation adopted for the purpose of reducing the emissions of greenhouse gases. (Significant and Unavoidable)

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Packet Pg. 218 Attachment: Attachment A - Exhibit A. Findings of Fact and Statement of Overriding Considerations_250811 (6008 : Housing Element Rezoning CEQA Findings of Fact in Support of Findings and Statement of Overriding Considerations for the Pacifica Housing Element GP Amendments and Rezoning Program EIR

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§ Impact 3.11-2 Implementation of the Proposed Project would conflict or be inconsistent with CEQA Guidelines Section 15064.3, subdivision (b). (Significant and Unavoidable)

FINDINGS
Pursuant to CEQA Guidelines section 15091(a)(3), specific economic, legal, social, technological, or other considerations, including provision of employment opportunities for highly trained workers, make infeasible the mitigation measures or project alternatives identified in the Final EIR. These specific considerations have been analyzed in the context of the Proposed Project and the Project alternatives. Based on the evidence in the record, the City Council finds the Proposed Project is critical in meeting key General Plan guiding policies relating to economic sustainability, community design, land use, circulation, open space and community facilities, conservation safety, and noise.

This Statement of Overriding Considerations applies specifically to those impacts found to be significant and unavoidable as set forth in the Final EIR and the record of these proceedings. In addition, this Statement of Overriding Considerations applies to those impacts that have been substantially lessened but not necessarily lessened to a level of insignificance.

Based upon the goals and objectives identified in the Proposed Project and the Final EIR, following extensive public participation and testimony, and notwithstanding the impacts that are identified in the Final EIR as being significant and potentially significant and which arguably may not be avoided, lessened, or mitigated to a level of insignificance, the Council, acting pursuant to Public Resources Code Section 21081 and Section 15093 of the State CEQA Guidelines, hereby determines that specific economic, legal, social, environmental, technological, and other benefits and overriding considerations of the Proposed Project sufficiently outweigh any remaining unavoidable, adverse environmental impacts of the Proposed Project and that the Proposed Project should be approved.

Based on the foregoing and pursuant to Public Resources Code section 21081 and State CEQA Guidelines Section 15093, the Council further determines that the unavoidable adverse environmental effects of the Proposed Project are acceptable, and that there are overriding considerations that support the Council’s approval of the Proposed Project, as stated in the above sections.

The Council believes that it is prudent to select the Proposed Project over the alternatives because it creates the regulatory framework to accommodate the city’s regional housing need, and most closely embodies the project objectives. In making this determination, the Council incorporates by reference all of the supporting evidence cited within the Draft and Final EIR, and in the administrative record.

In reaching this conclusion and approving the Proposed Project:
• The Council has considered the information contained in the Final EIR and fully reviewed and considered all of the public testimony, documentation, exhibits, reports, and presentations included in the record of these proceedings. The Council specifically

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Packet Pg. 219 Attachment: Attachment A - Exhibit A. Findings of Fact and Statement of Overriding Considerations_250811 (6008 : Housing Element Rezoning CEQA Findings of Fact in Support of Findings and Statement of Overriding Considerations for the Pacifica Housing Element GP Amendments and Rezoning Program EIR

Page 29 of 30 ends

finds and determines that this Statement of Overriding Considerations is based upon and supported by substantial evidence in the record.
• The Council has carefully weighed the benefits of the Proposed Project against any adverse impacts identified in the Final EIR that could not be feasibly mitigated to a level of insignificance. While the Council have required all feasible mitigation measures, some impacts remain potentially significant.

This Statement of Overriding Considerations applies specifically to those impacts found to be potentially significant and unavoidable as set forth in the Final EIR and the record of these proceedings.

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Packet Pg. 220 Attachment: Attachment A - Exhibit A. Findings of Fact and Statement of Overriding Considerations_250811 (6008 : Housing Element Rezoning Exhibit [B]
Mitigation Monitoring & Reporting Program
for the

ENVIRONMENTAL IMPACT REPORT FOR THE PACIFICA HOUSING

ELEMENT TARGETED GENERAL PLAN AMENDMENTS AND
REZONING PROGRAM (6TH CYCLE)
City of Pacifica
May 12, 2025

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Packet Pg. 221 Attachment: Attachment A - Exhibit B. Mitigation Monitoring and Reporting Program_250811 (6008 : Housing Element Rezoning Program) City of Pacifica
Environmental Impact Report for the Housing Element GP Amendments and Rezoning Program Mitigation Monitoring and Reporting Program
2 This page intentionally left blank.

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Packet Pg. 222 Attachment: Attachment A - Exhibit B. Mitigation Monitoring and Reporting Program_250811 (6008 : Housing Element Rezoning Program) City of Pacifica
Environmental Impact Report for the Housing Element GP Amendments and Rezoning Program Mitigation Monitoring and Reporting Program
1 Purpose
State of California Public Resources Code Section 21081.6(a)(1) requires a lead or responsible agency that approves or carries out a project subject to the California Environmental Quality Act (CEQA) to adopt a reporting or monitoring program for the changes made to the project or conditions of project approval, adopted in order to mitigate or avoid significant effects on the environment. The City of Pacifica (the "City") is the lead agency for the Environmental Impact Report (EIR) prepared for the proposed City of Pacifica Housing Element Targeted General Plan Amendments and Rezoning Program (6th Cycle), (SCH No. 2024050168), hereafter referred to as “Proposed Project,” and therefore is responsible for the adoption and implementation of the required mitigation monitoring and reporting program. An EIR has been prepared for the Proposed Project that addresses potential environmental impacts and, where appropriate, recommends measures to mitigate these impacts.

The Mitigation Monitoring and Reporting Program (MMRP) has been prepared in conformance with Public Resources Code Section 21081.6(a)(1). It is the intent of this program to:

1. Verify satisfaction of the required mitigation measures of the EIR;

2. Provide a methodology to document implementation of the required mitigation;

3. Provide a record of the monitoring program;

4. Identify monitoring responsibility;

5. Establish administrative procedures for the clearance of mitigation measures;

6. Establish the frequency and duration of monitoring; and

7. Utilize existing review processes wherever feasible.

The MMRP describes the procedures that will be used to implement the mitigation measures adopted in connection with the approval of the Proposed Project and the methods of monitoring such actions. A monitoring program is necessary only for impacts which would be significant if not mitigated.

If, during the course of project implementation, any of the mitigation measures identified cannot be successfully implemented, the City shall immediately inform any affected responsible agencies.

The City, in conjunction with any affected responsible agencies, will then determine if modification to the project is required, and/or whether alternative mitigation is appropriate.

The following consists of a monitoring program table noting the responsible entity for mitigation monitoring, the timing, and a list of all project-related mitigation measures.

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Packet Pg. 223 Attachment: Attachment A - Exhibit B. Mitigation Monitoring and Reporting Program_250811 (6008 : Housing Element Rezoning Program) City of Pacifica
Environmental Impact Report for the Housing Element GP Amendments and Rezoning Program Mitigation Monitoring and Reporting Program
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Packet Pg. 224 Attachment: Attachment A - Exhibit B. Mitigation Monitoring and Reporting Program_250811 (6008 : Housing Element Rezoning Program) City of Pacifica
Environmental Impact Report for the Housing Element GP Amendments and Rezoning Program Mitigation Monitoring and Reporting Program
3 Mitigation Monitoring and Reporting Plan
Impact Mitigation Measure Method of
Verification
Timing of
Verification
Responsibility for
Verification
Verification Complete
Date Initial

3.2 Air Quality

3.2-2
Implementation of the
Proposed Project would
not result in a cumulatively
considerable net increase
in any criteria pollutant for
which the project region is
classified as a
nonattainment area under
an applicable federal or
state ambient air quality
standard.

Prior to
issuance of a
construction
permit.

Building
Division

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Packet Pg. 225 Attachment: Attachment A - Exhibit B. Mitigation Monitoring and Reporting Program_250811 (6008 :

City of Pacifica
Environmental Impact Report for the Housing Element GP Amendments and Rezoning Program Mitigation Monitoring and Reporting Program
4 Impact Mitigation Measure Method of
Verification
Timing of
Verification
Responsibility for
Verification
Verification Complete
Date Initial
emissions are shown to be above BAAQMD
thresholds, then the project must implement
measures to reduce emissions below
BAAQMD thresholds. Mitigation measures to
reduce emissions could include, but are not
limited to:
a) Watering exposed surfaces at a
frequency adequate to maintain a
minimum soil moisture content of 12
percent, as verified by moisture probe or
lab sampling;
b) Suspending excavation, grading, and/or
demolition activities when average wind
speeds exceed 20 miles per hour;
c) Selection of specific construction
equipment (e.g., specialized pieces of
equipment with smaller engines or
equipment that will be more efficient and
reduce engine runtime);
d) Installing wind breaks that have a
maximum 50 percent air porosity;
e) Restoring disturbed areas with vegetative
ground cover as soon as possible;
f) Limiting simultaneous ground-disturbing
activities in the same area at any one time
(e.g., excavation and grading);
g) Scheduling/phasing activities to reduce
the amount of disturbed surface area at
any one time;

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Packet Pg. 226 Attachment: Attachment A - Exhibit B. Mitigation Monitoring and Reporting Program_250811 (6008 :

City of Pacifica
Environmental Impact Report for the Housing Element GP Amendments and Rezoning Program Mitigation Monitoring and Reporting Program
5 Impact Mitigation Measure Method of
Verification
Timing of
Verification
Responsibility for
Verification
Verification Complete
Date Initial
h) Installing wheel washers to wash truck
and equipment tires prior to leaving the
site;
i) Minimizing idling time of diesel-powered
construction equipment to no more than
two minutes or the shortest time interval
permitted by manufacturer’s
specifications and specific working
conditions;
j) Requiring equipment to use alternative
fuel sources (e.g., electric-powered and
liquefied or compressed natural gas),
meet cleaner emission standards (e.g.,
U.S. EPA Tier IV Final emissions
standards for equipment greater than 50-
horsepower), and/or utilizing added
exhaust devices (e.g., Level 3 Diesel
Particular Filter);
k) Requiring that all construction
equipment, diesel trucks, and generators
be equipped with Best Available Control
Technology for emission reductions of
NOx and PM;
l) Requiring all contractors use equipment
that meets CARB’s most recent
certification standard for off-road heavyduty diesel engines; and m) Applying coatings with a volatile organic
compound (VOC) that exceeds the
current regulatory requirements set forth

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Packet Pg. 227 Attachment: Attachment A - Exhibit B. Mitigation Monitoring and Reporting Program_250811 (6008 :

City of Pacifica
Environmental Impact Report for the Housing Element GP Amendments and Rezoning Program Mitigation Monitoring and Reporting Program
6 Impact Mitigation Measure Method of
Verification
Timing of
Verification
Responsibility for
Verification
Verification Complete
Date Initial
in BAAQMD regulation 8, Rule 3
(Architectural Coatings).

3.2-3
Implementation of the
Proposed Project would
not expose sensitive
receptors to substantial
pollutant concentrations.

Prior to
issuance of a
construction
permit.

Building
Division

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Packet Pg. 228 Attachment: Attachment A - Exhibit B. Mitigation Monitoring and Reporting Program_250811 (6008 :

City of Pacifica
Environmental Impact Report for the Housing Element GP Amendments and Rezoning Program Mitigation Monitoring and Reporting Program
7 Impact Mitigation Measure Method of
Verification
Timing of
Verification
Responsibility for
Verification
Verification Complete
Date Initial
percent, as verified by moisture probe or
lab sampling;
b) Suspending excavation, grading, and/or
demolition activities when average wind
speeds exceed 20 miles per hour;
c) Selection of specific construction
equipment (e.g., specialized pieces of
equipment with smaller engines or
equipment that will be more efficient and
reduce engine runtime);
d) Installing wind breaks that have a
maximum 50 percent air porosity;
e) Restoring disturbed areas with vegetative
ground cover as soon as possible;
f) Limiting simultaneous ground-disturbing
activities in the same area at any one time
(e.g., excavation and grading);
g) Scheduling/phasing activities to reduce
the amount of disturbed surface area at
any one time;
h) Installing wheel washers to wash truck
and equipment tires prior to leaving the
site;
i) Minimizing idling time of diesel-powered
construction equipment to no more than
two minutes or the shortest time interval
permitted by manufacturer’s
specifications and specific working
conditions;

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Packet Pg. 229 Attachment: Attachment A - Exhibit B. Mitigation Monitoring and Reporting Program_250811 (6008 :

City of Pacifica
Environmental Impact Report for the Housing Element GP Amendments and Rezoning Program Mitigation Monitoring and Reporting Program
8 Impact Mitigation Measure Method of
Verification
Timing of
Verification
Responsibility for
Verification
Verification Complete
Date Initial
j) Requiring equipment to use alternative
fuel sources (e.g., electric-powered and
liquefied or compressed natural gas),
meet cleaner emission standards (e.g.,
U.S. EPA Tier IV Final emissions
standards for equipment greater than 50-
horsepower), and/or utilizing added
exhaust devices (e.g., Level 3 Diesel
Particular Filter);
k) Requiring that all construction
equipment, diesel trucks, and generators
be equipped with Best Available Control
Technology for emission reductions of
NOx and PM;
l) Requiring all contractors use equipment
that meets CARB’s most recent
certification standard for off-road heavyduty diesel engines; and m) Applying coatings with a volatile organic
compound (VOC) that exceeds the
current regulatory requirements set forth
in BAAQMD regulation 8, Rule 3
(Architectural Coatings).

3.2-3
Implementation of the
Proposed Project would
not expose sensitive
receptors to substantial
pollutant concentrations.

MM-AQ-2: Review Air Quality Risks to New
Housing Sites. The City shall require new
residential development projects to conduct a
screening analysis in accordance with the Bay
Area Air Quality Management District
(BAAQMD) CEQA Guidelines. Projects must
also review and identify, using the BAAQMD’s
publicly available Stationary Source Screening
Map or another standard methodology (e.g.,
Submittal of projectlevel screening
analysis, including site
and building design
measures as needed
for projects not
meeting BAAQMD’s
thresholds.

Prior to
issuance of a
construction
permit.

Building
Division

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Packet Pg. 230 Attachment: Attachment A - Exhibit B. Mitigation Monitoring and Reporting Program_250811 (6008 :

City of Pacifica
Environmental Impact Report for the Housing Element GP Amendments and Rezoning Program Mitigation Monitoring and Reporting Program
9 Impact Mitigation Measure Method of
Verification
Timing of
Verification
Responsibility for
Verification
Verification Complete
Date Initial
BAAQMD public records request), permitted
stationary sources within 1,000 feet of the
project that may result in risks and hazards to
new receptors. If screening-level information
indicates potential stationary source risks and
hazards would exceed the BAAQMD’s
thresholds, the project applicant shall: 1)
incorporate site and building design measures
into the project that reduce exposure to
pollutants as to not exceed BAAQMD
thresholds for new receptors; or 2) conduct
refined, site-specific modeling, using the latest
information and guidance from the BAAQMD,
demonstrating sources risks and hazards
would not exceed BAAQMD thresholds for
new receptors. Site and building design
measures that may reduce potential exposure
to pollutants would include, but are not
limited to, buffering/increasing the distance
between sources and receptors, designing the
site to limit exposure to the highest pollutant
concentrations, and incorporating enhanced
filter systems into heating, ventilation, and air
conditioning equipment.

3.2-3
Implementation of the
Proposed Project would
not expose sensitive
receptors to substantial
pollutant concentrations.

MM-AQ-3: Exposure to Air Pollution (Toxic
Air Contaminants).

Mitigation Measure AQ-3 would apply if the
project involves any residential uses (new
dwelling units, excluding accessory dwelling
units); and
Submittal of a sitespecific health risk
assessment (HRA),
including mitigation
measures as needed
for projects that
Prior to
issuance of a
construction
permit.

Building
Division

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Packet Pg. 231 Attachment: Attachment A - Exhibit B. Mitigation Monitoring and Reporting Program_250811 (6008 :

City of Pacifica
Environmental Impact Report for the Housing Element GP Amendments and Rezoning Program Mitigation Monitoring and Reporting Program
10 Impact Mitigation Measure Method of
Verification
Timing of
Verification
Responsibility for
Verification
Verification Complete
Date Initial
The project is located within 500 feet (or
other distance as specified below) of one or
more of the following sources of air pollution:
• Freeway;
• Roadway with significant traffic (at least
10,000 vehicles per day);
• Railyards or rail lines using diesel
locomotives; and
The project exceeds the health risk screening
criteria after a screening analysis is conducted
in accordance with the Bay Area Air Quality
Management District (BAAQMD) CEQA
Guidelines.

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Packet Pg. 232 Attachment: Attachment A - Exhibit B. Mitigation Monitoring and Reporting Program_250811 (6008 :

City of Pacifica
Environmental Impact Report for the Housing Element GP Amendments and Rezoning Program Mitigation Monitoring and Reporting Program
11 Impact Mitigation Measure Method of
Verification
Timing of
Verification
Responsibility for
Verification
Verification Complete
Date Initial
The HRA shall be submitted to the City
for review and approval. If the HRA
concludes that the health risk is at or
below acceptable levels, then health risk
reduction measures are not required. If
the HRA concludes that the health risk
exceeds acceptable levels, health risk
reduction measures shall be identified to
reduce the health risk to acceptable levels.

Identified risk reduction measures shall be
submitted to the City for review and
approval and be included on the project
drawings submitted for the constructionrelated permit or on other documentation submitted to the City. The approved risk
reduction measures shall be implemented
during construction and/or operations as
applicable.
-ORii. The project applicant shall incorporate
health risk reduction measures, including
but not limited to the following measures
detailed below. The project applicant must
retain a qualified air quality consultant to
conclude that such chosen measures shall
reduce the health risk to acceptable levels.

These features shall be submitted to the
City for review and approval and be
included on the project drawings
submitted for the construction-related

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Packet Pg. 233 Attachment: Attachment A - Exhibit B. Mitigation Monitoring and Reporting Program_250811 (6008 :

City of Pacifica
Environmental Impact Report for the Housing Element GP Amendments and Rezoning Program Mitigation Monitoring and Reporting Program
12 Impact Mitigation Measure Method of
Verification
Timing of
Verification
Responsibility for
Verification
Verification Complete
Date Initial
permit or on other documentation
submitted to the City:
a. Installation of air filtration to reduce
cancer risks and Particulate Matter
(PM) exposure for residents and
other sensitive populations in the
project that are in close proximity to
sources of air pollution. Air filter
devices shall be rated MERV-13 or
higher. As part of implementing this
measure, an ongoing maintenance plan
for the building’s HVAC air filtration
system shall be required.
b. Where appropriate, install passive
electrostatic filtering systems,
especially those with low air velocities
(i.e., 1 mph).
c. Phasing of residential developments
when proposed within 500 feet of
freeways such that homes nearest the
freeway are built last, if feasible.
d. The project shall be designed to
locate sensitive receptors as far away
as feasible from the source(s) of air
pollution. Operable windows,
balconies, and building air intakes shall
be located as far away from these
sources as feasible.
e. Sensitive receptors shall be located on
the upper-floors of buildings, if
feasible.

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Packet Pg. 234 Attachment: Attachment A - Exhibit B. Mitigation Monitoring and Reporting Program_250811 (6008 :

City of Pacifica
Environmental Impact Report for the Housing Element GP Amendments and Rezoning Program Mitigation Monitoring and Reporting Program
13 Impact Mitigation Measure Method of
Verification
Timing of
Verification
Responsibility for
Verification
Verification Complete
Date Initial
f. Planting trees and/or vegetation
between sensitive receptors and
pollution source, if feasible. Trees that
are best suited to trapping PM shall be
planted, including one or more of the
following: Pine (Pinus nigra var.
maritima), Cypress (X
Cupressocyparis leylandii), Hybrid
poplar (Populus deltoids X
trichocarpa), and Redwood (Sequoia
sempervirens).
g. Sensitive receptors shall be located as
far away from truck activity areas,
such as loading docks and delivery
areas, as feasible.
h. Existing and new diesel generators
shall meet CARB’s Tier 4 emission
standards, if feasible.
i. Emissions from diesel trucks shall be
reduced through implementing the
following measures, if feasible:
i. Installing electrical hook-ups for
diesel trucks at loading docks.
ii. Requiring trucks to use
Transportation Refrigeration
Units (TRUs) that meet Tier 4
emission standards.
iii. Requiring truck-intensive
projects to use advanced

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exhaust technology (e.g., hybrid)
or alternative fuels.
iv. Prohibiting trucks from idling for
more than two minutes.
v. Establishing truck routes to
avoid sensitive receptors in the
project. A truck route program,
along with truck calming,
parking, and delivery
restrictions, shall be
implemented.
b) Maintenance of Health Risk Reduction
Measures
Requirement: The project applicant shall
maintain, repair, and/or replace installed health
risk reduction measures, including but not
limited to the HVAC system (if applicable), on
an ongoing and as-needed basis. Prior to
occupancy, the project applicant shall prepare
and then distribute to the building
manager/operator an operation and
maintenance manual for the HVAC system and
filter including the maintenance and
replacement schedule for the filter.

3.3 Biological Resources

3.3-2
Implementation of the
Proposed Project would
not have a substantial
Implementing Policy CO-I-33:

Construction during Nesting Season. If
project grading or construction is scheduled
to take place between January 15 – September
15, a preconstruction survey of the project
vicinity for nesting birds shall be conducted by
Submittal of a
preconstruction
survey including
species-specific
measures as needed
to ensure that no
Prior to
issuance of a
construction
permit.

Planning
Division

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15 Impact Mitigation Measure Method of
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Timing of
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Responsibility for
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Verification Complete
Date Initial
adverse effect, either
directly or through habitat
modifications, on species
identified as a candidate,
sensitive, or special-status
species in local or regional
plans, policies, or
regulations or by the
California Department of
Fish and Wildlife or U.S.

Fish and Wildlife Service.
a qualified biologist experienced with the
nesting behavior of bird species of the region.

The survey shall determine if active nests are
present within the planned area of disturbance
or within 250 feet for passerines, 500 feet for
accipiters and 1,000 feet for buteos. The
survey shall be performed no more than 14
days prior to the commencement of
construction activities, and a second focused
survey shall be conducted within 48 hours
prior to construction activities that would
occur during the nesting/breeding season. If
ground disturbance activities are delayed
following a survey, then an additional
preconstruction survey shall be conducted
such that no more than two weeks will have
elapsed between the last survey and the
commencement of ground-disturbance
activities. If a lapse of Project-related activities
of seven days or longer occurs, another
focused survey will be conducted before
Project activities can be reinitiated.

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16 Impact Mitigation Measure Method of
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Responsibility for
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protective buffers are as follows: 1) 250 feet
for passerines, 2) 500 feet for accipiters, and
3) 1,000 feet for buteos. No Project personnel
or equipment shall be allowed to enter the
protective buffer until the qualified biologist
determines that the young have fully fledged
and will no longer be adversely affected by the
Project.

The qualified biologist shall observe any
identified active nests prior to the start of any
construction-related activities to establish a
behavioral baseline of the adults and any
nestlings, and the nest site(s) shall be
monitored by the biologist periodically to see
if the birds are stressed by the construction
activities and if the protective buffer needs to
be increased. The perimeter of the nest
setback zone shall be fenced or adequately
demarcated with stakes and flagging at 20-foot
intervals, and construction personnel and
activities restricted from the area. A survey
report by the qualified biologist verifying that
no active nests are present, or that the young
have fledged, shall be submitted prior to
initiation of grading in the nest-setback zone.

The qualified biologist shall serve as a
biological monitor during those periods when
construction activities occur near active nest
areas to ensure that no inadvertent impacts
on these nests occur. All buffers shall be
shown on all sets of construction drawings.

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17 Impact Mitigation Measure Method of
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Timing of
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Responsibility for
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Verification Complete
Date Initial
Nests initiated during construction activities would
be presumed to be unaffected by the activity, and
a buffer zone around such nests is not necessary.

However, nests shall be flagged and construction
activity shall avoid killing and/or injuring nesting
birds.

3.3-2
Implementation of the
Proposed Project would
not have a substantial
adverse effect, either
directly or through habitat
modifications, on species
identified as a candidate,
sensitive, or special-status
species in local or regional
plans, policies, or
regulations or by the
California Department of
Fish and Wildlife or U.S.

Fish and Wildlife Service.

Implementing Policy CO-I-34: PreConstruction Bat Surveys. Preconstruction surveys for special-status and non-listed bat species shall be performed by a
qualified biologist if any trees are to be
removed or underutilized or vacant buildings
are to be demolished, or if any suitable habitat
including buildings, trees, rock outcrops,
bridges, or culverts are present within 100
feet of proposed construction. If any active
maternity or hibernation roosts are identified
within 100 feet of areas proposed for
development, an agency-approved qualified
biologist shall establish site-specific protective
buffers around roosts, sized with
consideration for the species that are present
and the time of year bats are roosting, as well
as levels of construction noise and light
emission from Project activities.

Submittal of a
preconstruction
survey including sitespecific measures as
needed to ensure that
no inadvertent
impacts on roosts
occur.

Prior to
issuance of a
construction
permit.

Planning
Division

3.3-2
Implementation of the
Proposed Project would
not have a substantial
Implementing Policy CO-I-35:

Protection of the Californian RedLegged Frog and San Francisco Garter Snake during Construction. To minimize
disturbance, require all
Submittal of a
preconstruction
survey including sitespecific measures and
construction
protocols as needed
Prior to
issuance of a
construction
permit.

Planning
Division

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City of Pacifica
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18 Impact Mitigation Measure Method of
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Timing of
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Responsibility for
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Verification Complete
Date Initial
adverse effect, either
directly or through habitat
modifications, on species
identified as a candidate,
sensitive, or special-status
species in local or regional
plans, policies, or
regulations or by the
California Department of
Fish and Wildlife or U.S.

Fish and Wildlife Service.
grading activity within 100 feet of identified
aquatic habitat shall be conducted during the
dry season (May 1 and October 15) to protect
California red-legged frog and San Francisco
garter snake. A qualified biologist shall conduct
presence/absence surveys for California redlegged frog and San Francisco garter snake prior to construction in or adjacent to riparian
areas, grasslands near ponds/wetlands, or
other sensitive habitat. Any individuals
identified shall be treated in consultation with
USFWS. Construction shall follow accepted
procedures for exclusion and avoidance of
California red-legged frog and San Francisco
garter snake and their habitat. Additionally,
the biologist shall supervise the installation of
exclusion fencing along the boundaries of the
work area, shall conduct environmental
awareness training for construction workers,
and shall be present during initial vegetation
clearing and ground-disturbing activities.
to ensure that no
inadvertent impacts
on California redlegged frog and San
Francisco garter
snake occur.

3.4 Cultural and Tribal Cultural Resources

3.4-2
Implementation of the
Proposed Project would
not cause an adverse
change in the significance
of an archaeological
resource pursuant to
CEQA Guidelines Section
15064.5.

MM-CUL-1: Conduct Cultural
Resources Awareness Training. Prior to
the start of any ground disturbance or
construction activities, the developer shall
retain a qualified professional archaeologist to
conduct cultural resource awareness training
for construction personnel. This training shall
include an overview of what cultural
resources are and why they are important,
archaeological terms (such as site, feature,
Submittal of
documentation,
including training
materials and sign-in
sheets indicating
worker attendance.

Prior to
initiation of
construction
activities.

Building
Division

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19 Impact Mitigation Measure Method of
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Timing of
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Date Initial
deposit), project site history, types of cultural
resources likely to be uncovered during
excavation, laws that protect cultural
resources, and the unanticipated discovery
protocol.

3.4-3
Implementation of the
Proposed Project would
not have the potential to
disturb human remains,
including those interred
outside of formal
cemeteries.

MM-CUL-1: Conduct Cultural Resources
Awareness Training. Prior to the start of any
ground disturbance or construction activities,
the developer shall retain a qualified
professional archaeologist to conduct cultural
resource awareness training for construction
personnel. This training shall include an
overview of what cultural resources are and
why they are important, archaeological terms
(such as site, feature, deposit), project site
history, types of cultural resources likely to be
uncovered during excavation, laws that protect
cultural resources, and the unanticipated
discovery protocol.

Submittal of
documentation,
including training
materials and sign-in
sheets indicating
worker attendance.

Prior to
initiation of
construction
activities.

Building
Division

3.4-4
Implementation of the
Proposed Project would
not cause an adverse
change in the significance
of a tribal cultural
resource, defined in PRC
Section 21074 as either a
site, feature, place, cultural
landscape that is
geographically defined in
terms of the size and scope
MM-CUL-1: Conduct Cultural
Resources Awareness Training. Prior to
the start of any ground disturbance or
construction activities, the developer shall
retain a qualified professional archaeologist to
conduct cultural resource awareness training
for construction personnel. This training shall
include an overview of what cultural
resources are and why they are important,
archaeological terms (such as site, feature,
deposit), project site history, types of cultural
resources likely to be uncovered during
Submittal of
documentation,
including training
materials and sign-in
sheets indicating
worker attendance.

Prior to
initiation of
construction
activities.

Building
Division

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20 Impact Mitigation Measure Method of
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Verification Complete
Date Initial
of the landscape, sacred
place, or object with
cultural value to a
California Native American
Tribe, and that is:
(a) Listed or eligible for
listing in the California
Register of Historical
Resources, or in a local
register of historical
resources as defined in
PRC Section 5020.1(k), or
(b) A resource determined
by the lead agency, in its
discretion and supported
by substantial evidence, to
be significant pursuant to
criteria set forth in
subdivision (c) of PRC
Section 5024.1. In applying
the criteria set forth in
subdivision (c) of PRC
Section 5024.1, the lead
agency shall consider the
significance of the resource
to a California Native
American tribe.
excavation, laws that protect cultural
resources, and the unanticipated discovery
protocol.

3.5 Energy and Greenhouse Gases

3.5-1
Development under the
Proposed Project would
generate greenhouse gas
MM-GHG-1: For new residential and
commercial development, require installation
of the electric vehicle recharging station
network and other alternative fuel vehicle
The City of Pacifica
Planning Department
will review project
plans for compliance
Plan check,
prior to
issuance of
Planning
Division

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City of Pacifica
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21 Impact Mitigation Measure Method of
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Timing of
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Responsibility for
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Verification Complete
Date Initial
emissions, either directly
or indirectly, that may have
a significant impact on the
environment.
support infrastructure and adopt
requirements for electric vehicle parking in
new developments, consistent with Title 24
requirements, with the goal of increasing
electric vehicle ownership by 20 percent.
and the City will
verify compliance
after construction,
prior to issuance of
Certificate of
Occupancy
Certificate of
Occupancy

3.5-1
Development under the
Proposed Project would
generate greenhouse gas
emissions, either directly
or indirectly, that may have
a significant impact on the
environment.

MM-GHG-2: In order to build upon the
requirements of existing State law, require
installation of photovoltaic systems in new
single family residential, multifamily residential,
and commercial to increase solar capacity, with
a target of an equivalent of 15 percent of
projected electricity by 2040. Photovoltaic
panel installation is already required for new
low-rise residential buildings which include
single-family dwellings, and multi-family
dwellings with three habitable stories or less
pursuant to California Energy Code section
150.1.c.14. Photovoltaic panel installation is
also required for new nonresidential buildings
with three habitable stories or fewer, other
than health care facilities; hotel/motel
occupancies; and, high-rise multi-family buildings
with 10 habitable stories or fewer, pursuant to
a local amendment to the California Energy
Code codified in PMC section 8-6.08.

The City of Pacifica
Planning Department
will review project
plans for compliance
and the City will
verify compliance
after construction,
prior to issuance of
Certificate of
Occupancy
Plan check,
prior to
issuance of
Certificate of
Occupancy
Planning
Division

3.5-1 MM-GHG-3: Develop and implement a
program to encourage the use of available
City Manager’s Office Plan check,
prior to
Planning
Division

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Development under the
Proposed Project would
generate greenhouse gas
emissions, either directly
or indirectly, that may have
a significant impact on the
environment.
grants for residential and commercial efficiency
retrofits and voluntary cool roofing practices in
new development with the goal of a 50 percent
energy reduction compared to baseline in 30
percent of the total existing residential units
and non-residential square feet citywide by
2040. This measure is voluntary.

Planning Department
will review project
plans for compliance
and the City will
verify compliance
after construction,
prior to issuance of
Certificate of
Occupancy.
issuance of
Certificate of
Occupancy

3.5-2
Development under the
Proposed Project would
conflict with an applicable
plan, policy, or regulation
adopted for the purpose
of reducing the emissions
of greenhouse gases.

MM-GHG-1: For new residential and
commercial development, require installation
of the electric vehicle recharging station
network and other alternative fuel vehicle
support infrastructure and adopt requirements
for electric vehicle parking in new
developments, consistent with Title 24
requirements, with the goal of increasing
electric vehicle ownership by 20 percent.

3.5-2
Development under the
Proposed Project would
conflict with an applicable
plan, policy, or regulation
adopted for the purpose
of reducing the emissions
of greenhouse gases.

MM-GHG-2: In order to build upon the
requirements of existing State law, require
installation of photovoltaic systems in new
single family residential, multifamily residential,
and commercial to increase solar capacity,
with a target of an equivalent of 15 percent of
projected electricity by 2040. Photovoltaic
panel installation is already required for new
low-rise residential buildings which include
single-family dwellings, and multi-family
dwellings with three habitable stories or less
pursuant to California Energy Code section
150.1.c.14. Photovoltaic panel installation is
The City of Pacifica
Planning Department
will review project
plans for compliance
and the City will
verify compliance
after construction,
prior to issuance of
Certificate of
Occupancy
Plan check,
prior to
issuance of
Certificate of
Occupancy
Planning
Division

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23 Impact Mitigation Measure Method of
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Responsibility for
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Verification Complete
Date Initial
also required for new nonresidential buildings
with three habitable stories or fewer, other
than health care facilities; hotel/motel
occupancies; and, high-rise multi-family
buildings with 10 habitable stories or fewer,
pursuant to a local amendment to the
California Energy Code codified in PMC
section 8-6.08.

3.5-2
Development under the
Proposed Project would
conflict with an applicable
plan, policy, or regulation
adopted for the purpose
of reducing the emissions
of greenhouse gases.

MM-GHG-3: Develop and implement a
program to encourage the use of available
grants for residential and commercial
efficiency retrofits and voluntary cool roofing
practices in new development with the goal of
a 50 percent energy reduction compared to
baseline in 30 percent of the total existing
residential units and non-residential square
feet citywide by 2040. This measure is
voluntary.

City Manager’s Office
Planning Department
will review project
plans for compliance
and the City will
verify compliance
after construction,
prior to issuance of
Certificate of
Occupancy.

Plan check,
prior to
issuance of
Certificate of
Occupancy
Planning
Division

3.9 Noise

3.9-1
New development under
the Proposed Project
would not generate a
substantial temporary or
permanent increase in
ambient noise levels in the
vicinity of the project in
excess of standards
established in the local
general plan or noise
MM-NO-1: Acoustical Noise Analysis
and Mitigation.

Prior to the construction of sites 10, 11, 12,
18, 24, 38, and J, an acoustical noise analysis
shall be prepared prior to the submittal of final
tentative tract maps for review and approval
by the City to ensure that exterior and
interior noise levels are met. The acoustical
analysis shall demonstrate that the buildings
have been designed to limit interior noise
levels to 45 dBA CNEL and exterior noise
Submittal of an
acoustical analysis
including noise
attenuation measures
as needed to ensure
that exterior and
interior noise levels
are met.

Prior to
issuance of a
construction
permit.

Building
Division

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Date Initial
ordinance, or applicable
standards of other
agencies.
(backyards and habitable balconies and patios)
to less than 65 dBA CNEL. Individual
developments shall, to the extent feasible,
implement site‐planning techniques which
include but are not limited to the following:
• Increase the distance between the noise
source and the receiver;
• Use non‐noise sensitive structures such
as garages to shield noise‐sensitive areas;
• Orienting buildings to shield outdoor
spaces from a noise source;
• Individual developments shall incorporate
architectural design strategies, which
reduce the exposure of noise‐sensitive
spaces to stationary noise sources (i.e.,
placing bedrooms or balconies on the side
of the structure facing away from noise
sources). These design strategies shall be
implemented based on recommendations
of acoustical analysis for individual
developments as required by the City to
comply with City noise standards;
• Individual developments shall incorporate
noise barriers, walls, or other sound
attenuation techniques, based on
recommendations of acoustical analysis for
individual developments as required by the
City to comply with City noise standards;
and
• Elements of building construction (i.e.,
walls, roof, ceiling, windows, and other

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penetrations) shall be modified as
necessary to provide sound attenuation.

This may include sealing windows,
installing thicker or double‐glazed
windows, locating doors on the opposite
side of a building from the noise source, or
installing solid‐core doors equipped with
appropriate acoustical gaskets
The City shall require that the noise
attenuation measures be installed and be
verified as effective in meeting the 45
(interior) and 65 (exterior) dBA CNEL
requirement by an acoustical engineer prior to
the issuance of certificates of occupancy.

3.11 Transportation

3.11-2
Development under the
Proposed Project would
conflict or be
inconsistent with CEQA
Guidelines section
15064.3, subdivision
(b).

MM-VMT-1: Require applicants for nonresidential projects that employ 20 of more people—which is equivalent to 12,000 square
feet of retail space, 6,000 square feet of office
space, 20,000 square feet of industrial space,
or 22 hotel rooms to implement an
employee commute trip reduction (CTR)
program approved by the City. The CTR
program shall identify alternative modes of
transportation to the project, including
transit schedules, bike and pedestrian routes,
and carpool/vanpool availability.

Information regarding these programs shall be
readily available to employees and
Through
development review
process
Prior to
project
approval
Planning
Division

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Verification Complete
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clients. The project applicant or designee shall
implement at least one of the
following incentives for commuters as part of
the CTR program, or another equally
effective incentive:
• Ride-matching assistance
• Subsidized public transit passes
• Vanpool assistance or employerprovided vanpool/shuttle • Car-sharing program (e.g. Zipcar)
• Bicycle end-trip facilities, including
bike parking, lockers, and showers.

3.11-2
Development under the
Proposed Project would
conflict or be
inconsistent with CEQA
Guidelines section
15064.3, subdivision
(b).

MM-VMT-2: Encourage businesses to
implement telecommuting, hybrid, and
alternative work schedules that allow
employees to utilize remote work options
while reducing vehicle-based commutes.

Submission of
documents by
participating
businesses
Upon receipt
of reports
submitted by
participating
businesses,
including any
reports
required to
be submitted
pursuant to
San Mateo
County
Congestion
Management
Program
TDMs.

Planning
Division

3.12 Utilities and Service Systems

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Responsibility for
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3.12-1
Development under the
Proposed Project would
not require or result in
the relocation or
construction of new or
expanded water, or
wastewater treatment or
storm water drainage,
electric power, natural
gas, or
telecommunications
facilities, the construction
or relocation of which
could cause significant
environmental effects.

MM-UTIL-1: Infiltration/Inflow (I/I)
Reductions in Rockaway Area. Developers of
any project served by the Rockaway Pump
Station are required to have a study
performed to determine the capacity of the
pump station to serve proposed development,
which study would be subject to review and
approval by the City’s Public Works
Department. In the event that it is
determined that the Rockaway Pump Station
does not have sufficient capacity to serve the
proposed development, the developer must
pursue one or more of the following options,
to the satisfaction of the Public Works
Department, to either reduce I/I or pursue
alternative methods of conveyance:
• Installation of systemwide upgrades to
infrastructure for the purposes of
eliminating sanitary sewer spills and
reducing I/I.
• Rerouting of sewer flows such that the
development does not negatively impact
the Rockaway Pump Station.
• Installation of a new pump station facility.
• Installation of new infrastructure
improvements to contribute to the
necessary reduction of I/I.

Submittal of a pump
station capacity
analysis including
measures as needed
to either reduce I/I or
pursue alternative
methods of
conveyance.

Prior to
issuance of a
construction
permit.

Public Works
Department

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1 RESOLUTION NO. _________

A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF PACIFICA APPROVING GENERAL PLAN TEXT AND MAP AMENDMENTS GPA-108-25 IMPLEMENTING THE HOUSING ELEMENT (2023-2031) PROGRAM HE-I-1
(FILE NO. 2025-007)
________________________________________________________________ Initiated by: City of Pacifica
WHEREAS, State Housing Element Law (Government Code Sections 655580 et seq.) requires that the City Council adopt a Housing Element for the eight-year period 2023-2031 to accommodate the City of Pacifica’s (City) regional housing need allocation (RHNA) of 1,892 units, comprised of 538 verylow income units (of which 269 units are designated for extremely-low income), 310 low-income units, 291 moderate-income units, and 753 above moderate-income units; and WHEREAS, the City has prepared a Housing Element Update for the period 2023-2031 in compliance with State Housing Element Law, with input from the public, and has identified sites that can accommodate housing units meeting the City’s RHNA; and
WHEREAS, the City Council adopted the 2023-2031 Housing Element at the City Council meeting on January 22, 2024; and
WHEREAS, the City submitted the adopted 2023-2031 Housing Element to the State of California Department of Housing and Community Development (“HCD”) for formal review and determination that the Housing Element is in substantial compliance with State Law and for State certification; and WHEREAS, the City received a letter from HCD on March 29, 2024, providing comments regarding changes that were required in the Housing Element prior to determining that the Housing Element is in substantial compliance and certifying the Housing Element; and WHEREAS, the City coordinated with HCD regularly between March 2024 and February 2025 to discuss and prepare proposed draft changes based on comments from the March 29, 2024, comment letter and additional direction provided by HCD during this coordination; and WHEREAS, HCD requires the adoption of the Revised Housing Element and adoption of General Plan and Zoning Amendments under Housing Element Program HE-I-1 prior to certifying the Housing Element; and
WHEREAS, the Revised Housing Element was adopted by the City Council on March 24, 2025; and
WHEREAS, Housing Element Program HE-I-1 establishes the task of amending General Plan Land Use designations and zoning designations to implement the Housing Element, including the development of new designations and regulations required for sites identified in the Housing Element sites inventory (collectively the “Rezoning Program”); and
WHEREAS, completion of the Rezoning Program is necessary to receive State certification of the Housing Element; and

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Packet Pg. 250 Attachment: Attachment B - Draft Resolution Approving General Plan Text and Map Amendments_250811_FINAL (6008 : Housing Element 2 WHEREAS, the City of Pacifica prepared a Rezoning Program to implement Program HE-I-1, including amendments to the General Plan, Zoning Code, and General Plan Land Use Map and Zoning Maps to establish new land use designations, zoning designations, and associated regulations including allowable uses and objective standards within the new land use and zoning designations; and WHEREAS, the Rezoning Program creates the new General Plan Land Use Designations for Multifamily Residential: R-30, R-40, R-50, and R-60; and WHEREAS, the Rezoning Program creates the new General Plan Land Use Designations for Mixed Use: MU-30, MU-40, MU-50, and MU-60; and
WHEREAS, the Rezoning Program creates the new General Plan Land Use Designations for Mixed Use Institutional: MU-I-30, MU-I-40, MU-I-50, and MU-I-60; and WHEREAS, the Rezoning Program creates the new Zoning Districts for Multifamily Residential:

R-30, R-40, R-50, and R-60; and
WHEREAS, the Rezoning Program creates the new Zoning Districts for Mixed Use: MU-30, MU40, MU-50, and MU-60; and WHEREAS, the Rezoning Program creates the new Zoning Districts for Mixed Use Institutional:

MU-I-30, MU-I-40, MU-I-50, and MU-I-60; and
WHEREAS, the Rezoning Program amends General Plan text and the land use map to reflect the new General Plan Land Use Designations and to ensure consistency with the Housing Element, including amendments to Chapters 1 (Introduction), 3 (Community Design), 4 (Land Use), and 7 (Conservation) as provided in Exhibit A and B; and
WHEREAS, the City of Pacifica Planning Division is the Lead Agency for preparing the environmental review for the Project pursuant to the California Environmental Quality Act (CEQA) and for project approval; and
WHEREAS, the Pacifica Housing Element (6th Cycle) Targeted General Plan Amendments, Rezoning, and Objective Development Standards Program EIR, State Clearinghouse No. 2024050168 was prepared for the Rezoning Program; and
WHEREAS, the Planning Commission of the City of Pacifica adopted Resolution No. 2025-010 recommending that the City Council approve the Rezoning Program (HE-I-1), and certify the Environmental Impact Report (EIR) for the Rezoning Program, having found that the EIR was completed in compliance with the California Environmental Quality Act (CEQA), reflects the City’s independent judgment and analysis, and includes the adoption of Findings of Fact, a Statement of Overriding Considerations, and a Mitigation, Monitoring, and Reporting Program; WHEREAS, the City Council of the City of Pacifica has considered the Environmental Impact Report (EIR) for the Rezoning Program (HE-I-1), and, consistent with the Planning Commission’s recommendation, has certified that the EIR was completed in compliance with CEQA, reflectsthe Council’s independent judgment and analysis, and adopted the associated Findings of Fact, Statement of Overriding Considerations, and Mitigation, Monitoring, and Reporting Program; and WHEREAS, the City Council held a duly noticed public hearing on August 11, 2025, at which

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Packet Pg. 251 Attachment: Attachment B - Draft Resolution Approving General Plan Text and Map Amendments_250811_FINAL (6008 : Housing Element 3 time it considered all oral and documentary evidence presented, and incorporate all testimony and documents into the record by reference.

NOW, THEREFORE BE IT RESOLVED that the City Council of the City of Pacifica finds as follows:

1. The above recitals are true and correct and material to this Resolution.

2. In making its findings herein, the City Council relied upon and hereby incorporates by reference all correspondence, oral and written staff reports, public comments and other related materials.

BE IT FURTHER RESOLVED that the City Council of the City of Pacifica does hereby take the following actions with respect to the General Plan Text and Map Amendments:

1. The City Council finds that the General Plan Text and Map Amendments, as shown in Exhibits A and B, are consistent with all other elements of the General Plan and further the public health, safety, and welfare. The amendments are required by the Housing Element and promote orderly growth, accommodate planned land uses, and support implementation of the Rezoning Program.

2. The City Council finds that the General Plan Text and Map Amendments were processed in accordance with the requirements of State planning law, including Government Code Section 65350 et seq., and were subject to adequate public review and participation, including duly noticed public hearings before the Planning Commission and City Council.

3. The City Council acknowledges the recommendation of the Planning Commission to approve the General Plan Text and Map Amendments and has considered the Planning Commission's findings and recommendations in adopting the amendments.

4. The City Council hereby adopts the amendments to the General Plan text as set forth in Exhibit A, attached hereto and incorporated herein by reference. These text amendments revise applicable goals, policies, and implementation programs to ensure consistency with the Rezoning Program and reflect updated land use priorities and planning objectives of the City.

5. The City Council hereby adopts the revised General Plan Land Use Maps in the forms set forth in Exhibit B, attached hereto and incorporated herein by reference. These map amendments adjust land use designations to align with the General Plan text amendments and to support the City’s long-range development strategy and housing goals.

6. The City Council directs City staff to update the City’s General Plan documents and maps, including the detailed land use maps in the General Plan, to reflect the adopted amendments and to take all administrative actions necessary to implement the amended General Plan in accordance with applicable procedures.
* * * * *

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Packet Pg. 252 Attachment: Attachment B - Draft Resolution Approving General Plan Text and Map Amendments_250811_FINAL (6008 : Housing Element 4 PASSED AND ADOPTED at a regular meeting of the City Council of the City of Pacifica, California, held on the 11th day of August 2025.

AYES, Councilmembers:

NOES, Councilmembers:

ABSENT, Councilmembers:

ABSTAIN, Councilmembers:
_____________________________
Sue Beckmeyer, Mayor
ATTEST: APPROVED AS TO FORM:
______________________________ _____________________________ Sarah Coffey, City Clerk Michelle Kenyon, City Attorney

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Packet Pg. 253 Attachment: Attachment B - Draft Resolution Approving General Plan Text and Map Amendments_250811_FINAL (6008 : Housing Element

EXHIBIT A
General Plan Text Amendments

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Packet Pg. 254 Attachment: Attachment B - Draft Resolution Approving General Plan Text and Map Amendments_250811_FINAL (6008 : Housing Element [Page Intentionally Blank]

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Packet Pg. 255 Attachment: Attachment B - Draft Resolution Approving General Plan Text and Map Amendments_250811_FINAL (6008 : Housing Element

EXHIBIT B
Proposed General Plan Map Amendments

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Packet Pg. 256 Attachment: Attachment B - Draft Resolution Approving General Plan Text and Map Amendments_250811_FINAL (6008 : Housing Element 19 27B
20 02
10 30 31
16B
16A
25 18
21 22
24 28
29 32
G
A
F
H
B
11 38 12
D
E
27A
I
J
0½1
Mile
Land Use (Proposed)
Jul. 2025
Residential
Transitional Open
Space/Residential
Open Space/
Agriculture/Residential
Very Low Density
Residential
Low Density Residential
Medium Density
Residential
High Density
Residential
Mixed Use
Coastal Residential
Mixed Use
Mixed Use
Neighborhood
Mixed Use Center
MU-30
MU-40
MU-50
MU-60
Mixed Use
Institutional
MU-I-30
MU-I-40
MU-I-50
MU-I-60
Commercial
Retail Commercial
Office Commercial
Service Commercial
Visitor-Serving
Commercial
Low Intensity Visitor
Commercial
Public & Community
Uses
Public and Semi-Public
Utilities
Beach/Commuter
Parking
Sandy Beach
Parks & Open Space
& Urban Reserve
Park
Conservation
Urban Reserve
Other
Transportation Corridor
Coastal Zone
City Boundary
Labeled Sites (e.g., 16A, 22,
A) reference the listed site
inventory in the City's 6th
Cycle Housing Element
(2023-2031).

R-50
R-60
R-40
R-30
No parcels exist within
the following land use
designations: R-30
(Multi-Family Residential
30), and R-50 (MultiFamily Residential 50).

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Packet Pg. 257 Attachment: Attachment B - Exhibit A. Proposed General Plan Land Use Map_250811 (6008 : Housing Element Rezoning Program) 1 GENERAL PLAN AMENDMENTS
Deleted text is in strike-out and new language is in underlined red text Introduction

1.2 General Plan Requirements

Page 1 ends

The City of Pacifica General Plan includes six of the seven elements required by State law:

Land Use, Circulation, Open Space, Conservation, Safety, and Noise. The seventh required General Plan element is the Housing Element. Because the Housing Element is required by State law to be updated at specific times—more frequently than the rest of the General Plan—it is published as a separate document. The City will undertake undertook a planning and community engagement process to update the Housing Element and accommodate its 6th Cycle Regional Housing Needs Allocation (RHNA 6) of 1,892 housing units following adoption of the other required elements of the General Plan. Adoption of a Housing Element to reflect RHNA 6 occurred on January 22, 2024, and an updated Housing Element was adopted on March 24, 2025. must occur by January 31, 2023. Until such time, the City’s existing Housing Element which accommodates its 5th Cycle RHNA (RHNA 5) allocation will remain in effect and in compliance with State law. However, the Housing Element is written to be consistent with the rest of the General Plan. Pacifica’s General Plan also includes two other optional elements that address local concerns: Economic Sustainability and Community Design.

Community Design

3.2 Neighborhoods and Districts

Page 3 ends

CD-I-5: High-Quality Multi-Family and Senior Housing for All Income Levels. Support attached, multi-family, and senior housing that relates positively to the street and surrounding areas, is accessible on foot to community amenities including transit, shopping and services, and offers residents a range of amenities, and provide updated, illustrated Design Guidelines that reflect the unique qualities of Pacifica’s neighborhoods.

Land Use

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Packet Pg. 258 Attachment: Attachment B - Exhibit B. Proposed GP Text_REDLINED_250811 (6008 : Housing Element Rezoning Program) 2 Land Use Designations
[…]

RESIDENTIAL

Page 4 ends

The six ten residential land use designations provide for a range of densities, consistent with neighborhood character and planned land use. Family daycare and community care facilities are also permitted, per state law.

MULTI-FAMILY RESIDENTIAL 30 (R-30)
The Multifamily Residential 30 land use designation is intended for higher density residential uses at 20 to 30 dwelling units per gross acre. Multi-family residential is the primary use intended for this area.

MULTI-FAMILY RESIDENTIAL 40 (R-40)
The Multifamily Residential 40 land use designation is intended for higher density residential uses at 25 to 40 dwelling units per gross acre. Multi-family residential is the primary use intended for this area.

MULTI-FAMILY RESIDENTIAL 50 (R-50)
The Multifamily Residential 50 land use designation is intended for higher density residential uses at 30 to 50 dwelling units per gross acre. Multi-family residential is the primary use intended for this area.

MULTI-FAMILY RESIDENTIAL 60 (R-60)
The Multifamily Residential 60 land use designation is intended for higher density residential uses at 40 to 60 dwelling units per gross acre. Multi-family residential is the primary use intended for this area.

Mixed Use
The General Plan provides three seven mixed-use designations to create areas where different land uses, such as housing and commercial uses, may be integrated. Visitororiented commercial uses are allowed as-of-right in all mixed-use areas within the Coastal Zone. Family daycare and community care facilities are also permitted, per state law. […]

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Packet Pg. 259 Attachment: Attachment B - Exhibit B. Proposed GP Text_REDLINED_250811 (6008 : Housing Element Rezoning Program) 3 MIXED USE 30 (MU-30)
The Mixed Use 30 land use designation is intended for higher density residential mixed uses including, but not limited to, retail, personal service, office, art galleries, printing, appliance and furniture sales, veterinary uses, restaurant, and service uses. See designated Zoning District for allowable uses.

Residential density shall be at 20 to 30 dwelling units per gross acre and non-residential development shall be at 0.1 up to 2.5 FAR.

MIXED USE 40 (MU-40)
The Mixed Use 40 land use designation is intended for higher density residential mixed uses including, but not limited to, retail, personal service, office, art galleries, printing, appliance and furniture sales, veterinary uses, restaurant, and service uses. See designated Zoning District for allowable uses.

Residential density shall be at 25 to 40 dwelling units per gross acre and non-residential development shall be at 0.1 up to 2.5 FAR.

MIXED USE 50 (MU-50)
The Mixed Use 50 land use designation is intended for higher density residential mixed uses including, but not limited to, retail, personal service, office, art galleries, printing, appliance and furniture sales, veterinary uses, restaurant, and service uses. See designated Zoning District for allowable uses.

Residential density shall be at 30 to 50 dwelling units per gross acre and non-residential development shall be at 0.1 up to 2.5 FAR.

MIXED USE 60 (MU-60)
The Mixed Use 60 land use designation is intended for higher density residential mixed uses including, but not limited to, retail, personal service, office, art galleries, printing, appliance and furniture sales, veterinary uses, restaurant, and service uses. See designated Zoning District for allowable uses.

Residential density shall be at 40 to 60 dwelling units per gross acre and non-residential development shall be at 0.1 up to 3.0 FAR.

Mixed Use Institutional
The General Plan provides four mixed-use institutional designations to create areas where housing, institutional and public uses (e.g., government facilities/infrastructure, schools,

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Packet Pg. 260 Attachment: Attachment B - Exhibit B. Proposed GP Text_REDLINED_250811 (6008 : Housing Element Rezoning Program) 4 and religious institutions), and cultural facilities may be integrated. Family daycare and community care facilities are also permitted, per state law.

MIXED USE INSTITUTIONAL 30 (MU-I-30)
The Mixed Use Institutional 30 land use designation is intended for higher density residential mixed uses that include non-residential institutional uses and cultural facilities, as well as accessory uses. Residential density shall be at 20 to 30 dwelling units per gross acre.

MIXED USE INSTITUTIONAL 40 (MU-I-40)
The Mixed Use Institutional 40 land use designation is intended for higher density residential mixed uses that include non-residential institutional uses and cultural facilities, as well as accessory uses. Residential density shall be at 25 to 40 dwelling units per gross acre.

MIXED USE INSTITUTIONAL 50 (MU-I-50)
The Mixed Use Institutional 50 land use designation is intended for higher density residential mixed uses that include non-residential institutional uses and cultural facilities, as well as accessory uses. Residential density shall be at 30 to 50 dwelling units per gross acre.

MIXED USE INSTITUTIONAL 60 (MU-I-60)
The Mixed Use Institutional 60 land use designation is intended for higher density residential mixed uses that include non-residential institutional uses and cultural facilities, as well as accessory uses. Residential density shall be at 40 to 60 dwelling units per gross acre.
[…]

Page 4 ends

TABLE 4-1: LAND USE CLASSIFICATIONS AND DENSITY AND INTENSITY STANDARDS Land Use1
Residential Density
(gross units per acre):

Range2,3
Non-Residential
Intensity (FAR):

Range/Maximum4
Residential
TOSR Transitional Open Space /
Residential
Up to 0.1 -
ROSAOSAR Open Space / Agriculture /
Residential
Up to 0.2 -

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Packet Pg. 261 Attachment: Attachment B - Exhibit B. Proposed GP Text_REDLINED_250811 (6008 : Housing Element Rezoning Program) 5 TABLE 4-1: LAND USE CLASSIFICATIONS AND DENSITY AND INTENSITY STANDARDS Land Use1
Residential Density
(gross units per acre):

Range2,3
Non-Residential
Intensity (FAR):

Range/Maximum4
VLDR Very Low Density
Residential

0.2 to 2 -
LDR Low Density Residential 3 to 9 -
MDR Medium Density
Residential
10 to 15 -
HDR High Density Residential 16 to 21; 306 -
R-30 Multi-Family Residential 30 20 to 30 -
R-40 Multi-Family Residential 40 25 to 40 -
R-50 Multi-Family Residential 50 30 to 50 -
R-60 Multi-Family Residential 60 40 to 60 -
Mixed Use
CRMU Coastal Residential Mixed
Use
Up to 155 Up to 0.5
MUN Mixed Use Neighborhood 16 to 264;
306
Up to 1.07
MUC Mixed Use Center 30 to 504 Up to 2.57
MU-30 Mixed Use 30 20 to 30 0.1 to 2.5
MU-40 Mixed Use 40 25 to 40 0.1 to 2.5
MU-50 Mixed Use 50 30 to 50 0.1 to 2.5
MU-60 Mixed Use 60 40 to 60 0.1 to 3.0
Mixed Use Institutional
MU-I-30 Mixed Use Institutional 30 20 to 30 -
MU-I-40 Mixed Use Institutional 40 25 to 40 -
MU-I-50 Mixed Use Institutional 50 30 to 50 -
MU-I-60 Mixed Use Institutional 60 40 to 60 -
Commercial
RC Retail Commercial Up to 1.0
OC Office / Commercial Up to 1.5
SC Service Commercial Up to 0.6
VC Visitor-Serving Commercial Up to 3.0
LIVC Low-Intensity VisitorServing CommercialUp to 0.2
Public and Community Uses
PSP Public and Semi-Public Up to 1.0
U Utilities Up to 1.0

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Packet Pg. 262 Attachment: Attachment B - Exhibit B. Proposed GP Text_REDLINED_250811 (6008 : Housing Element Rezoning Program) 6 TABLE 4-1: LAND USE CLASSIFICATIONS AND DENSITY AND INTENSITY STANDARDS Land Use1
Residential Density
(gross units per acre):

Range2,3
Non-Residential
Intensity (FAR):

Range/Maximum4
BCP Beach and Commuter
Parking
-
Parks and Open Space and Urban Reserve
P Park -
C Conservation -
UR Urban Reserve Up to 0.1 -

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

2. Density ranges are rounded to the nearest whole number, except where less than 1 unit per acre.

Allowances for increased density under the Density Bonus Program may affect the maximum density allowed in certain land use designations.

3. For mixed use designations, the following maximum total FAR, including both residential and nonresidential uses, is established: CRMU: 1.0 FAR maximum; MUN: 2.0 FAR maximum; MUC: 2.5 FAR maximum

43. For conforming lots smaller than 5,000 sf in the HDR, MUN, and MUC designations, the density range of the tier below applies. For example, an MUC site less than 5,000 sf would have a density comparative to MUN (16-26 du/ac); an HDR site less than 5,000 sf would have a density comparative to MDR (10-15 du/ac). Parcels less than 5,000 sf may merge and qualifty for the allowable density range.

4. A maximum total FAR, including both residential and non-residential uses, is established for the following mixed-use designations: CRMU: 1.0 FAR maximum; MUN: 2.0 FAR maximum; MUC: 2.5 FAR maximum. A minimum and maximum FAR for non-residential uses only is established for MU-30, MU-40, MU-50, and MU-60 mixed use land use designations. There is no FAR minimum or maximum (residential or non-residential) for MU-I-30, MU-I-40, MU-I-50, and MU-I-60 mixed use-institutional land use designations.

5. Development at 535 San Pedro Avenue is permitted at 3-5 du/ac through a Coastal Residential Mixed Use zoning district, consistent with Implementing Policy LU-I-29.

6. Sites of 0.5 acres or more in size may develop up to 30 dwelling units per gross acre in these land use districts.

7. Within the area of the Sharp Park Specific Plan (SPSP), minimum FAR shall be as set forth in Table 3.3 – Sharp Park Specific Plan Density & Intensity Standards of the SPSP.

Land Use Framework

Page 4 ends

[…]

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Packet Pg. 263 Attachment: Attachment B - Exhibit B. Proposed GP Text_REDLINED_250811 (6008 : Housing Element Rezoning Program) 7 Multi-Family Housing Combining District (MFH-PY)
This zoning district can be combined with the underlying zoning districts to further facilitate the development of multi-family housing in the City. This was developed out of the City of Pacifica’s 6th Cycle Housing Element. The MFH-PY district is designed to provide multi-family housing in particular portions of parcels where such housing would be appropriate. […]

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TABLE 4-2: RESIDENTIAL BUILDOUT UNDER THE GENERAL PLAN
General Plan Land Use
Permitted
Density Range
(units per acre)
Projected
Density
(units per
acre)1, 2, 3
New
Housing
Units at
Buildout4
Residential Designations
Transitional Open Space/Residential 0.1 or less 0.08 0
Open Space/Agriculture/ Residential 0.2 or less 0.15 4065 Very Low Density Residential 0.2 to 2 1.5 10
Low Density Residential 3 to 9 6.5 8070
Medium Density Residential 10 to 15 12.5 60
High Density Residential 16 to 21 25 6080
Multifamily Residential 30 20 to 30 30 -
Multifamily Residential 40 25 to 40 40 625
Multifamily Residential 50 30 to 50 50 -
Multifamily Residential 60 40 to 60 60 135
Mixed Use Designations
Coastal Residential Mixed Use Up to 15 15 70
Mixed Use Neighborhood 16 to 26 25 300
Mixed Use Center 30 to 50 25 380280
Mixed Use 30 20 to 30 30 65
Mixed Use 40 25 to 40 40 60
Mixed Use 50 30 to 50 50 285

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Packet Pg. 264 Attachment: Attachment B - Exhibit B. Proposed GP Text_REDLINED_250811 (6008 : Housing Element Rezoning Program) 8 Mixed Use 60 40 to 60 60 580
Mixed Use Institutional Designations
Mixed Use Institutional 30 20 to 30 30 15
Mixed Use Institutional 40 25 to 40 40 130
Mixed Use Institutional 50 30 to 50 50 65
Mixed Use Institutional 60 40 to 60 60 90
Urban Reserve
Urban Reserve 0.1 or less 0.1 0
Other
Accessory Dwelling Units 185
Net New Residential Potential15 9903,165

1. May not sum due to rounding

12. Projected density is informed by average current density of projected land uses and allowable density ranges, or estimates in the City's Housing Element

23. Sites of 0.5 acres or more in size may develop up to 30 dwelling units per gross acre

34. Buildout calculated on base land use density; density may be further limited through a zoning district as described in Implementing Policy LU-I-29

4. There are currently no parcels in the R-30 or R-50 land use designation.

5. May not sum due to rounding
[…]

Page 4 ends

TABLE 4-3: NON-RESIDENTIAL BUILDOUT UNDER THE GENERAL PLAN General Plan Land
Use
Maximum
Permitted NonResidential FAR
Range
Projected NonResidential FAR1Non-Residential
Sq. Ft. at Buildout
Mixed Use Districts
Coastal Residential
Mixed Use Up to 0.5 0.1 57,490
Mixed Use
Neighborhood Up to 12 0.25 182,890114,330
Mixed Use Center Up to 2.52 0.35 162,860183,750
Mixed Use 30 0.1 to 2.5 0.35 28,970

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Packet Pg. 265 Attachment: Attachment B - Exhibit B. Proposed GP Text_REDLINED_250811 (6008 : Housing Element Rezoning Program) 9 Mixed Use 40 0.1 to 2.5 0.35 26,880
Mixed Use 50 0.1 to 2.5 0.35 112,970
Mixed Use 60 0.1 to 3 0.35 196,220
Commercial Districts
Retail Commercial Up to 1 0.25 757,380 669,400
Office/Commercial Up to 1.5 0.35 50,640
Service Commercial Up to 0.6 0.25 21,000
Visitor-Serving
Commercial Up to 3 0.35 81, 840
Rockaway Quarry
Site Up to 0.5 0.35 448,400
Low-Intensity
Visitor-Serving
Commercial
Up to 0.2 0.05 40,550
Public Facilities and Open Space Districts
Public and SemiPublic Up to 1 0.35 0
Total NonResidential
Development
Potential on
Opportunity Sites
1,848,630 1,950,600
Existing NonResidential
Development on
Underutilized Sites
1,228,300
Net New Non-Residential Potential3 620,330722,300
1 Acreages are shown rounded to the nearest whole number, but more detailed numbers are used in calculations.
1 Projected intensity is informed by current density of projected land uses and allowable ranges. 2 Projected intensity is informed by current density of projected land uses and allowable ranges. 2 Within the area of the Sharp Park Specific Plan (SPSP), minimum FAR shall be as set forth in Table 3.3 – Sharp Park Specific Plan Density & Intensity Standards of the SPSP.

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Packet Pg. 266 Attachment: Attachment B - Exhibit B. Proposed GP Text_REDLINED_250811 (6008 : Housing Element Rezoning Program) 10 3 Acreages are shown rounded to the nearest whole number, but more detailed numbers are used in calculations.

Page 4 ends

RESIDENTIAL DEVELOPMENT
As Table 4-2 shows, buildout would result in an estimated 9903,165 new housing units. Of these units, 1210 percent would be single-family residential, and 8890 percent would be multi-family residential including those within mixed-use developments. Assuming that average household size remains as it is today, new housing at buildout could accommodate population growth of about 2,7208,695 and a total population of 41,05047,025.

NON-RESIDENTIAL DEVELOPMENT
Table 4-3 shows the realistic non-residential development capacity in terms of square feet of new commercial buildings. Development capacity is based on the maximum intensity established for each designation by the General Plan, and is typically toward the middle of the allowable density range, pointing to the existence of constraints on many sites. Realistic development of opportunity sites would result in an estimated 620,300722,300 square feet of net new non-residential building area. New development is estimated to accommodate approximately 1,470 1,720 new jobs over the planning period.

Conservation

7.2 Biological Resources

Page 7 ends

CO-I-33 Construction during Nesting Season. If site work or construction occurs during the nesting season (February 1 through August 31), then pre-construction breeding bird surveys shall be performed by a qualified wildlife biologist prior to any site disturbance to ensure that no nests will be disturbed or destroyed during Project implementation. If an active nest is found sufficiently close to work areas to be disturbed by construction activities, then the biologist shall create a no-disturbance buffer of 250 feet around passerine nests and a 500 foot buffer around raptor nests. Work-free buffer zones shall be maintained until after the breeding season or until after the qualified biologist determines the young have fledged (usually late June through mid-July).

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Packet Pg. 267 Attachment: Attachment B - Exhibit B. Proposed GP Text_REDLINED_250811 (6008 : Housing Element Rezoning Program) 11 If project grading or construction is scheduled to take place between January 15 – September 15, a preconstruction survey of the project vicinity for nesting birds shall be conducted by a qualified biologist experienced with the nesting behavior of bird species of the region. The survey shall determine if active nests are present within the planned area of disturbance or within 250 feet for passerines, 500 feet for accipiters and 1,000 feet for buteos. The survey shall be performed no more than 14 days prior to the commencement of construction activities, and a second focused survey shall be conducted within 48 hours prior to construction activities that would occur during the nesting/breeding season. If ground disturbance activities are delayed following a survey, then an additional preconstruction survey shall be conducted such that no more than two weeks will have elapsed between the last survey and the commencement of ground-disturbance activities.

If a lapse of Project-related activities of seven days or longer occurs, another focused survey will be conducted before Project activities can be reinitiated.

If an active bird nest is found within the survey radii, species-specific measures shall be prepared by a qualified biologist and implemented to prevent abandonment of the active nest. A protective buffer distance shall be established by a qualified biologist based on the site conditions such as whether the nest is in a line of sight of the construction and the sensitivity of the birds nesting. Typical protective buffers are as follows: 1) 250 feet for passerines, 2) 500 feet for accipiters, and 3) 1,000 feet for buteos. No Project personnel or equipment shall be allowed to enter the protective buffer until the qualified biologist determines that the young have fully fledged and will no longer be adversely affected by the Project.

The qualified biologist shall observe any identified active nests prior to the start of any construction-related activities to establish a behavioral baseline of the adults and any nestlings, and the nest site(s) shall be monitored by the biologist periodically to see if the birds are stressed by the construction activities and if the protective buffer needs to be increased. The perimeter of the nest setback zone shall be fenced or adequately demarcated with stakes and flagging at 20-foot intervals, and construction personnel and activities restricted from the area. A survey report by the qualified biologist verifying that no active nests are present, or that the young have fledged, shall be submitted prior to initiation of grading in the nest-setback zone. The qualified biologist shall serve as a biological monitor during those periods when construction activities occur near active nest areas to ensure that no inadvertent impacts on these nests occur. All buffers shall be shown on all sets of construction drawings.

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Packet Pg. 268 Attachment: Attachment B - Exhibit B. Proposed GP Text_REDLINED_250811 (6008 : Housing Element Rezoning Program) 12 Nests initiated during construction activities would be presumed to be unaffected by the activity, and a buffer zone around such nests is not necessary. However, nests shall be flagged and construction activity shall avoid killing and/or injuring nesting birds.

CO-I-34: Pre-Construction Bat Surveys. Pre-construction surveys for special-status and non-listed bat species will be performed by a qualified biologist if large trees (>4 ft. diameter at breast height) are to be removed or underutilized or vacant buildings are to be demolished. A no-disturbance buffer of 100 feet shall be created around active bat roosts being used for maternity or hibernation purposes.

Pre-construction surveys for special-status and non-listed bat species shall be performed by a qualified biologist if any trees are to be removed or underutilized or vacant buildings are to be demolished, or if any suitable habitat including buildings, trees, rock outcrops, bridges, or culverts are present within 100 feet of proposed construction. If any active maternity or hibernation roosts are identified within 100 feet of areas proposed for development, an agency-approved qualified biologist shall establish site-specific protective buffers around roosts, sized with consideration for the species that are present and the time of year bats are roosting, as well as levels of construction noise and light emission from Project activities.

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Packet Pg. 269 Attachment: Attachment B - Exhibit B. Proposed GP Text_REDLINED_250811 (6008 : Housing Element Rezoning Program) ORDINANCE NO.

AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF PACIFICA INITIATING TEXT AMENDMENT TA-128-25 TO AMEND ARTICLES 2, 3, 5, 6, 6.5, 23, 24, 25, 28, AND ADDING ARTICLES 54, 55, 56, 57, 58, 59, 60, 61, 62, 63, 64, 65, 66, 67, OF CHAPTER 4 OF TITLE 9 OF THE PACIFICA MUNICIPAL CODE AND APPROVING REZONING RZ-216-25,
IMPLEMENTING THE HOUSING ELEMENT (2023-2031) PROGRAM HE-I-1 (FILE NO. 2025-007)
WHEREAS, State Housing Element Law (Government Code Sections 655580 et seq.) requires that the City Council adopt a Housing Element for the eight-year period 2023-2031 to accommodate the City of Pacifica’s (City) regional housing need allocation (RHNA) of 1,892 units, comprised of 538 verylow income units (of which 269 units are designated for extremely-low income), 310 low-income units, 291 moderate-income units, and 753 above moderate-income units; and WHEREAS, the City has prepared a Housing Element Update for the period 2023-2031 in compliance with State Housing Element Law, with input from the public, and has identified sites that can accommodate housing units meeting the City’s RHNA; and
WHEREAS, the City Council adopted the 2023-2031 Housing Element at the City Council meeting on January 22, 2024; and
WHEREAS, the City submitted the adopted 2023-2031 Housing Element to the State of California Department of Housing and Community Development (“HCD”) for formal review and determination that the Housing Element is in substantial compliance with State Law and for State certification; and WHEREAS, the City received a letter from HCD on March 29, 2024, providing comments regarding changes that were required in the Housing Element prior to determining that the Housing Element is in substantial compliance and certifying the Housing Element; and WHEREAS, the City coordinated with HCD regularly between March 2024 and February 2025 to discuss and prepare proposed draft changes based on comments from the March 29, 2024, comment letter and additional direction provided by HCD during this coordination; and WHEREAS, HCD requires the adoption of the Revised Housing Element and adoption of General Plan and Zoning Amendments under Housing Element Program HE-I-1 prior to certifying the Housing Element; and
WHEREAS, the Revised Housing Element was adopted by the City Council on March 24, 2025; and
WHEREAS, Housing Element Program HE-I-1 establishes the task of amending General Plan Land Use designations and zoning designations to implement the Housing Element, including the development of new designations and regulations required for sites identified in the Housing Element sites inventory (collectively the “Rezoning Program”); and

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Packet Pg. 270 Attachment: Attachment C - Draft Ordinance Approving HE Rezoning Program_250811_FINAL (6008 : Housing Element Rezoning Program) WHEREAS, completion of the Rezoning Program is necessary to receive State certification of the Housing Element; and
WHEREAS, the City of Pacifica prepared a Rezoning Program to implement Program HE-I-1, including amendments to the General Plan, Zoning Code, and General Plan Land Use Map and Zoning Maps to establish new land use designations, zoning designations, and associated regulations including allowable uses and objective standards within the new land use and zoning designations; and WHEREAS, the Rezoning Program creates the new General Plan Land Use Designations for Multifamily Residential: R-30, R-40, R-50, and R-60; and WHEREAS, the Rezoning Program creates the new General Plan Land Use Designations for Mixed Use: MU-30, MU-40, MU-50, and MU-60; and
WHEREAS, the Rezoning Program creates the new General Plan Land Use Designations for Mixed Use Institutional: MU-I-30, MU-I-40, MU-I-50, and MU-I-60; and WHEREAS, the Rezoning Program creates the new Zoning Districts for Multifamily Residential:

MU-I-30, MU-I-40, MU-I-50, and MU-I-60; and
WHEREAS, the Rezoning Program amends General Plan text and the land use map to reflect the new General Plan Land Use Designations and to ensure consistency with the Housing Element, including amendments to Chapters 1 (Introduction), 3 (Community Design), 4 (Land Use), and 7 (Conservation); and WHEREAS, the Rezoning Program amends the Zoning Code (Chapter 4 of Title 9 of the City of Pacifica Municipal Code) and the zoning map to reflect the new Zoning Districts and to ensure consistency with the Housing Element, including amendments to Articles 2, 3, 5, 6, 6.5, 23, 24, 25, and 28, and addition of Articles 54 to 67 as provided in Exhibit A and B; and WHEREAS, the City of Pacifica Planning Division is the Lead Agency for preparing the environmental review for the Project pursuant to the California Environmental Quality Act (CEQA) and for project approval; and
WHEREAS, the Pacifica Housing Element (6th Cycle) Targeted General Plan Amendments, Rezoning, and Objective Development Standards Program EIR, State Clearinghouse No. 2024050168 was prepared for the Rezoning Program; and
WHEREAS, the Planning Commission of the City of Pacifica adopted Resolution No. 2025-010 recommending that the City Council approve the Rezoning Program (HE-I-1), and certify the Environmental Impact Report (EIR) for the Rezoning Program, having found that the EIR was completed in compliance with the California Environmental Quality Act (CEQA), reflects the City’s independent judgment and analysis, and includes the adoption of Findings of Fact, a Statement of Overriding Considerations, and a Mitigation, Monitoring, and Reporting Program; and WHEREAS, the City Council of the City of Pacifica has considered the Environmental Impact

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Packet Pg. 271 Attachment: Attachment C - Draft Ordinance Approving HE Rezoning Program_250811_FINAL (6008 : Housing Element Rezoning Program) Report (EIR) for the Rezoning Program (HE-I-1), and, consistent with the Planning Commission’s recommendation, has certified that the EIR was completed in compliance with CEQA, reflectsthe Council’s independent judgment and analysis, and adopted the associated Findings of Fact, Statement of Overriding Considerations, and Mitigation, Monitoring, and Reporting Program; and WHEREAS, the City Council of the City of Pacifica adopted Resolution No. __, approving General Plan Text and Map Amendments to implement Housing Element (2023-2031) Program He-I-1; and
WHEREAS, the City Council of the City of Pacifica held a duly noticed public hearing on August 11, 2025, at which time it considered all oral and documentary evidence presented, and incorporates all testimony and documents into the record by reference.
.

NOW, THEREFORE, the City Council of the City of Pacifica does ordain as follows:

Section 1. Recitals. The City Council of the City of Pacifica does hereby find that the above referenced recitals are true and correct and material to the adoption of this Ordinance.

Section 2. Compliance with CEQA. The City Council of the City of Pacifica adopted Resolution No. __________, to certify a final environmental impact report (“EIR”) including a mitigation monitoring and reporting program (MMRP), findings of fact, and statement of overriding considerations for the Project (State Clearinghouse No. 2024050168).

Section 3. Initiate Rezoning. Pursuant to Pacifica Municipal Code section 9-4.3502(b), the City Council of the City of Pacifica does hereby intend to initiate rezoning and amendments to the zoning designations of the sites listed in Table 1 below and as provided in Exhibit A (Proposed Zoning Map).

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Packet Pg. 272 Attachment: Attachment C - Draft Ordinance Approving HE Rezoning Program_250811_FINAL (6008 : Housing Element Rezoning Program) 4 Table 1. HE Sites List – Rezoning Program
Site
# Site Name –
Address/ APNs (# Parcels)
Ex. Zoning
Ex. GP Land Use Prop. Zoning
GP
Land
Use
2 Vacant - 751 Oceana Blvd/009245030 (1
parcel)
C-2
HDR R-40 R-40
10 Lumberyard - 4275 Coast Hwy/ 018140050
(1 parcel)
C-2
MUN, OSAR MU-60 MU-60
11 Vacant - Coast Hwy, west of Vallemar
Center, northside of former lumberyard/
018140460, 018140470 (2 parcels)
C-2
MUN MU-60 MU-60
12 Vacant Former Caltrans - Hwy 1 b/w 4300-
4400 Coast Hwy/ 018140700 (1 parcel)
C-2/HPD
MUN MU-60/HPD MU-60
18 Caltrans Park n Ride – Across from Linda
Mar SC/ TBD (1 parcel)
N/A
MUN MU-60 MU-60
19 Filipino 7th Day Adventist – 533 Hickey
Blvd/009502290 (1 parcel)
P-D
LDR MU-I-30 MU-I30
20 PW Corp Yard - 155 Milagra Dr/009166010,
009252040, 009252050 (3 parcels)
C-2
Retail Commercial MU-I-60 MU-I60
21 Oceana High School - 401 Paloma
Ave/009293070, 016083060, 016121020 (3
parcels)
R-1/B-1
Public & Semi Public R-40 R-40
22 Terra Nova High School - 1450 Terra Nova
Blvd/ 022310300 (1 parcel)
R-1
Public & Semi Public R-40 R-40
24 Sanchez Library - 1111 Terra Nova Blvd/
023593140 (1 parcel)
C-1
Public and Semi
Public
MU-I-50 MU-I50
25 Caltrans Skyline ROW - Skyline Blvd/ TBD
(1 parcel)
N/A
N/A R-40 R-40
28 Fairmont SC - 705 Hickey Blvd, SW Corner
of Gateway Dr and Hickey Blvd and 707
Hickey Blvd/ 009440110, 009440120 (2
parcels)
P-D
Retail Commercial MU-50 MU-50
29 Linda Mar SC Rear Parking Lot & Center -
500 Linda Mar Blvd/ 023041190,
023041200, 023041270 (3 parcels)
C-1, C-2
LDR/Retail
Commercial
MU-50 MU-50

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Packet Pg. 273 Attachment: Attachment C - Draft Ordinance Approving HE Rezoning Program_250811_FINAL (6008 : Housing Element Rezoning Program) 5 Table 1. HE Sites List – Rezoning Program
Site
# Site Name –
Address/ APNs (# Parcels)
Ex. Zoning
Ex. GP Land Use Prop. Zoning
GP
Land
Use
30 Builders Exchange - 520 San Pedro Ave/
023073090 (1 parcel)
C-2/CZ
Retail Commercial MU-30/CZ MU-30
31 Ace Hardware Parking Lot & Blvd - 560 San
Pedro Ave/ 023073100, 023073110 (2
parcels)
C-2/CZ
Retail Commercial MU-30/CZ MU-30
32 Brentwood SC & Oceana/Manor - 555
Oceana Blvd/ 009164200, 009164210,
009164220 (3 parcels)
C-1, C-2
Retail Commercial MU-60 MU-60
38 Vacant - Coast Hwy/San Marlo Eastside,
northeast of Our Savior's Lutheran Church/
018140660, 018140300 (2 parcels)
C-1
MUN R-60 R-60
16A Park Mall - 1055 Terra Nova
Blvd/023593070 (1 parcel)
C-1
MUN MU-50 MU-50
16B Park Mall - 1035 Terra Nova
Blvd/023593130 (1 parcel)
C-1
MUN MU-50 MU-50
27A Pacific Manor Parking Lot - Palmetto Ave/
009134130 (1 parcel)
P/CZ C-1
Retail Commercial MU-60/CZ MU-60
27B Pacific Manor Parking Lot - Palmetto Ave/
009134150 (1 parcel)
P/CZ C-1
Retail Commercial MU-60/CZ MU-60
A Latter Day Saints – 730 Sharp Park Rd/
017470100 (1 parcel)
P-F+/HPD
Public & Semi Public
PF+/HPD/MUI-40
MU-I40
B Ramallah Plaza – 2480 Skyline Blvd/
009360520 (1 parcel)
C-1
Retail Commercial MU-30 MU-30
D Vacant – 340 Waterford St/ 09058040 (1
parcel)
C-1
Retail Commercial MU-40 MU-40
E Car Wash – 340 Waterford St/ 09058030 (1
parcel)
C-1
Retail Commercial MU-40 MU-40
F Vacant w/ Accessory Blvd – Oddstad Blvd/
023593160 (1 parcel)
C-1
MUN R-40 R-40
G Skyline Water Tank – Skyline Blvd/
009610110 (1 parcel)
P-D
Utilities R-40 R-40

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Packet Pg. 274 Attachment: Attachment C - Draft Ordinance Approving HE Rezoning Program_250811_FINAL (6008 : Housing Element Rezoning Program) 6 Section 4.

Findings. Specific findings of fact for City Council approval of Zoning Text Amendment (TA-128-24), and Rezoning (RZ-216-25) are as follows:

A. Consistency with General Plan Goals and Policies
The proposed Rezoning Program is consistent with the following General Plan goals and policies of the City’s 2040 General Plan:

1. CD-I-4 Support Infill and Redevelopment. Support compatible residential infill on designated vacant lots as shown in Figure 4-3, and redevelopment of under-utilized commercial properties,….

2. CD-I-5 High Quality Multi-Family and Senior Housing for All Income Levels. Support attached, multi-family and senior housing that relates positively to the street and surrounding areas, is accessible on foot to community amenities including transit, shopping and services, and offers residents a range of amenities, …..

3. LU-G-6 Compact Mixed Use Development. Facilitate compact mixed-use development on sites with good access to transit consistent with the Land Use Diagram. Mixed-use development may include housing or office space with retail, restaurants, or personal service businesses.

4. LU-I-1.1 FAR Minimums. As part of the Zoning Ordinance, establish appropriate minimum FARs in commercial and mixed-use zoning districts.

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

6. LU-I-19 Height Limit. Replace a single citywide height limit with height limits that vary by neighborhood, topography, or other relevant factors, based on community input. These may allow greater heights for buildings in the Mixed Use Center and Visitor Serving Commercial designations.

7. LU-I-22 Pacifica Manor. Establish appropriate zoning for the Pacific Manor shopping district to facilitate Retail Commercial improvements and Mixed Use redevelopment.

8. LU-I-40 Linda Mar Shopping Center and Park and Ride. Allow redevelopment of the Linda Mar Shopping Center with additional commercial development along the Linda Mar Boulevard frontage.

Facilitate mixed-use development as shown in the Land Use Diagram, while also accommodating the existing park-and-ride use, and improving the pedestrian-transit interface. Explore shared parking Table 1. HE Sites List – Rezoning Program
Site
# Site Name –
Address/ APNs (# Parcels)
Ex. Zoning
Ex. GP Land Use Prop. Zoning
GP
Land
Use
H Pavilion of Flowers – 801 Oceana Blvd/
009245020 (1 parcel)
C-1, O
Office Commercial MU-40 MU-40
I
Vacant – Coast Hwy, southeast of Our
Saviors Lutheran Church/ 018140220 (1
parcel)
R-1/B-3
LDR R-60 R-60
J Our Savior's Lutheran Church - 4400 Coast
Hwy/ 018140090 (1 parcel)
C-1
Retail
Commercial/HDR
MU-I-60 MU-I60

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Packet Pg. 275 Attachment: Attachment C - Draft Ordinance Approving HE Rezoning Program_250811_FINAL (6008 : Housing Element Rezoning Program) 7 facility use between the Linda Mar Shopping Center and Park-and-Ride, as well as beach parking.

9. LU-I-42 Park Mall Area. Facilitate mixed-use redevelopment at the Park Mall and Sanchez Library sites and adjacent vacant land, with retail uses concentrated along Oddstad and Terra Nova Boulevards.

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

11. CI-G-20 Private Parking. Ensure adequate off-street parking in all new development.

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

B. Internal Consistency with adopted Housing Element
The Housing Element itself is a component of the General Plan and includes detailed justification for each of the 30 sites selected for rezoning, based on criteria such as size, location, infrastructure availability, and market readiness. This program directly implements Housing Element Program HE-I-1 and associated policies.

Therefore, the rezoning program is internally consistent with the General Plan and fulfills legally required Housing Element implementation.

C. Consistency with Land Use Element Goals and Policies Each rezoning site has been evaluated for compatibility with the General Plan Land Use Element goals and policies, as referenced above. The land use amendments provide consistency by aligning designations with the Housing Element capacity assumptions while preserving General Plan direction for neighborhood character and infrastructure planning.

D. Consistency with the Circulation and Infrastructure Elements All 30 sites are located on parcels accessible via existing public streets and served by adequate circulation networks. As documented in the certified Program Environmental Impact Report (EIR), buildout of these sites will not result in significant or unmitigated impacts to transportation infrastructure, and any improvements are within the scope of routine mitigation and existing Capital Improvement Program planning.  Water, wastewater, and stormwater utilities were assessed at the program level. The EIR identifies that these sites can be served without the need for major off-site infrastructure expansion. Where localized improvements are needed, such upgrades are feasible and can be conditioned or funded through development impact fees or utility user charges.
 No conflicts with General Plan infrastructure policies have been identified.

E. Adequate Infrastructure and Services
As demonstrated in the Housing Element and confirmed through the Program EIR, each site has access to essential infrastructure and services:
 Transportation: Sites are located on public roads with safe access and for those that are not, proposed improvements will be reviewed and approved by the City’s Engineering Division and Public Works Department.
 Transit Access: Most sites are within 0.5 miles of SamTrans bus routes or transit nodes.
 Water & Sewer: The North Coast County Water District and the City’s sewer treatment infrastructure have confirmed adequate capacity. In locations that this is still under review, the project will be required to confirm capacity at the proposed development phase.
 Public Services: Fire, police, parks, and school impacts have been analyzed and found to be mitigated through potential standard development fees and conditions of approval.

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Packet Pg. 276 Attachment: Attachment C - Draft Ordinance Approving HE Rezoning Program_250811_FINAL (6008 : Housing Element Rezoning Program) 8 This supports consistency with General Plan Infrastructure and Public Services policies F. Consistency with the Safety Element
 Sites located in geologically sensitive areas or areas subject to sea level rise or flooding have been analyzed through the EIR. Mitigation measures ensure consistency with the General Plan’s Environmental Hazards Element, which mandates siting new development outside high-risk areas when feasible and otherwise requiring appropriate adaptation and design standards.

G. Consistency with (LCP/LCLUP) Policies
For sites located in the Coastal Zone , the rezoning supports Coastal Act goals to provide for visitor-serving uses and lower-cost housing. Proposed mixed-use land use designations maintain a coastal-serving commercial component while enabling feasible housing development.

Objective development standards and Program EIR mitigation ensure that scenic resources, public access, and coastal hazards are addressed per LCP policies. Coastal consistency is further demonstrated by the City’s commitment to secure Coastal Commission certification for any LCP amendments affecting rezoned sites.

H. Site Selection Justification
Each of the 30 sites was selected based on the rigorous site inventory analysis required by state law and certified by the Department of Housing and Community Development. Key criteria include:
 Parcel size (0.5 to 10 acres);
 Current use (vacant, underutilized, publicly owned, or nonresidential);  Market feasibility (based on past development trends and proximity to amenities);  No known legal or regulatory constraints;
 Adequate infrastructure and public services
By updating land use designations and zoning to match the assumed densities and housing potential in the Housing Element, the City is affirmatively furthering fair housing and providing realistic development opportunities.

I. No Net Loss and Long-Term RHNA Capacity Maintenance
The rezoning program ensures consistency with Government Code § 65863 (“No Net Loss”), as the cumulative unit capacity of the 30 sites meets or exceeds the remaining RHNA obligation across all income levels. If any site develops at a lower density than assumed, the City will monitor and make adjustments, consistent with its Housing Element implementation programs.

Section 5. The City Council acknowledges the recommendation of the Planning Commission to approve the Zoning Text and Map Amendments and has considered the Planning Commission's findings and recommendations in adopting the amendments.

Section 6. The City Council hereby adopts the amendments to the zoning text as set forth in Exhibit A, attached hereto and incorporated herein by reference.

Section 7. The City Council hereby adopts the revised Zoning Use Map in the form set forth in Exhibit B, attached hereto and incorporated herein by reference.

Section 8. Severability. If any section, subsection, sentence, clause or phrase of this Ordinance is for any reason held to be invalid, such decision shall not affect the validity of the remaining portions of this

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Packet Pg. 277 Attachment: Attachment C - Draft Ordinance Approving HE Rezoning Program_250811_FINAL (6008 : Housing Element Rezoning Program) 9 Ordinance. The City Council hereby declares that it should have adopted the Ordinance and each section, subsection, sentence, clause or phrase thereof, irrespective of the fact that any one or more sections, subsections, sentences, clauses or phrases be declared unconstitutional.

Section 9. Publication. The City Clerk is hereby ordered and directed to certify to the passage of this Ordinance by the City Council of the City of Pacifica, California, and cause the same to be published in accordance with State law.

Section 10. Effective Date. This Ordinance shall be in full force and effective thirty (30) days after its adoption and shall be published and posted as required by law. For areas within the Coastal Zone, this Ordinance shall not become effective until the California Coastal Commission certifies an amendment to the City’s local coastal program pursuant to Section 30514 of the Public Resources Code as set forth in Section 2 of this Ordinance.
* * * * *
PASSED AND ADOPTED this 11th day of August, 2025, by the following vote:

AYES:

NOES:

ABSTAIN:

ABSENT:

Sue Beckmeyer, Mayor
ATTEST: APPROVED AS TO FORM:

Sarah Coffey, City Clerk Michelle Marchetta Kenyon, City Attorney

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Packet Pg. 278 Attachment: Attachment C - Draft Ordinance Approving HE Rezoning Program_250811_FINAL (6008 : Housing Element Rezoning Program) Exhibit A: Proposed Zoning Text Amendments

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Packet Pg. 279 Attachment: Attachment C - Draft Ordinance Approving HE Rezoning Program_250811_FINAL (6008 : Housing Element Rezoning Program) HE Rezoning Program (HE
-I-1)
File No. 2025-007
[Page Intentionally Left Blank]

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Packet Pg. 280 Attachment: Attachment C - Draft Ordinance Approving HE Rezoning Program_250811_FINAL (6008 : Housing Element Rezoning Program) HE Rezoning Program (HE
-I-1)
File No. 2025-007
Exhibit B: Proposed Zoning Map Amendment

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Packet Pg. 281 Attachment: Attachment C - Draft Ordinance Approving HE Rezoning Program_250811_FINAL (6008 : Housing Element Rezoning Program) 1 Exhibit A
Zoning Text Amendments

1. Section 9-4.239 of Article 2, Definitions, of Title 9, Planning and Zoning, is hereby deleted and replaced with the following:
“Sec. 9-4.239. – Family.
"Family" shall mean a group of individuals living together in a dwelling unit as a single housekeeping unit. Nothing in the definition of family shall be construed to require persons with disabilities be 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.”

2. Section 9-4.225, “Family daycare homes,” of Article 2, Definitions, of Title 9, Planning and Zoning, is hereby deleted in its entirety.

3. Sections 9-4.239.1 and 9-4.239.2 of Article 2, Definitions, of Title 9, Planning and Zoning, are hereby deleted in its entirety and replaced with the following:
“Sec. 9-4.239.1 Family daycare homes.
"Family daycare homes" shall mean establishments providing day care for 14 or fewer children in a dwelling unit as licensed by the California Department of Social Services. A family day care home is considered an activity allowed as part of residential use in any zoning district in which residential uses are either permitted or conditionally permitted.”
Sec. 9-4.239.2 Financial institution.
"Financial institution" shall mean a federally or state chartered credit union, mortgage lender, savings and loan association, industrial loan company, or a non-profit financial institution or other provider of financial services, but specifically excluding any provider of alternative financial services.”

4. Sections 9-4.239.3 and 9-4.239.4 are hereby added to Article 2, Definitions, of Title 9, Planning and Zoning, as follows:
“Sec. 9-4.239.3 Floor area.
"Floor area" shall mean the gross measurement of all enclosed floor area from outside wall to outside wall with the following exceptions:
(a) Garages;

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Packet Pg. 282 Attachment: Attachment C - Exhibit A. Proposed Zoning Text Amendments_CLEAN_250811 (6008 : Housing Element Rezoning Program) 2 (b) Areas where there is no floor (i.e. "open-to-below" areas); (c) Outdoor decks and patios, whether covered or uncovered.

Sec. 9-4.239.4. – Floor area, gross leasable
“Gross Leasable Floor Area” shall mean the total area that is designed for use by a commercial tenant plus common areas, common bathrooms, and other parts of the building not directly occupied by a tenant.”

5. Section 9-4.243 of Article 2, Definitions, of Title 9, Planning and Zoning, is hereby deleted and replaced with the following:
“Sec. 9-4.243. – Height of Buildings
See Height Limits (Article 25).”

6. Section 9-4.257.2 is hereby added to Article 2, Definitions, of Title 9, Planning and Zoning, as follows:
“Sec. 9-4.257.2. – Mixed Use Residential
“Mixed Use Residential” shall mean a development project with both residential and non-residential uses which are either located together in a single building, or in separate buildings on a single site.”

7. Section 9-4.263.1 is hereby added to Article 2, Definitions, of Title 9, Planning and Zoning, as follows:
“Sec. 9-4.263.1. – Primary Frontage Street.
“Primary Frontage Street” shall mean the street that the main façade of a building fronts onto, typically containing the primary public entrance and oriented toward the public space.”

8. Section 9-4.273.2 and 9-4.273.3 are hereby added to Article 2, Definitions, of Title 9, Planning and Zoning, as follows:
“Sec. 9-4.273.2. – Stepback.
“Stepback” shall mean a step-like recession in the profile of a building.

Sec. 9-4.273.3. – Stoop.
“Stoop” shall mean a raised platform, approached by steps and sometimes having a roof, at the entrance of a building.”

9. Section 9-4.301 of Article 3, Establishment of Districts, of Title 9, Planning and Zoning, is hereby deleted and replaced with the following:

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Packet Pg. 283 Attachment: Attachment C - Exhibit A. Proposed Zoning Text Amendments_CLEAN_250811 (6008 : Housing Element Rezoning Program) 3 “Sec. 9-4.301. - Established.

The districts established by the provisions of this chapter are hereby designated as follows:
(a) Single-Family Residential District R-1
(b) Two-Family Residential District R-2
(c) Multiple-Family Residential District R-3
(d) Multiple-Family Residential District R-3.1
(e) Multiple-Family Residential Garden District R-3-G
(f) High Rise Apartment District R-5
(g) Multiple-Family Residential District R-30
(h) Multiple-Family Residential District R-40
(i) Multiple-Family Residential District R-50
(j) Multiple-Family Residential District R-60
(k) Neighborhood Commercial District C-1
(l) Commercial Apartment District C-1-A
(m) Community Commercial District C-2
(n) Service Commercial District C-3
(o) Professional Office District O
(p) Commercial Recreation District C-R
(q) Controlled Manufacturing District M-1
(r) Industrial District M-2
(s) Mixed-Use District MU-30
(t) Mixed-Use District MU-40
(u) Mixed-Use District MU-50
(v) Mixed-Use District MU-60
(w) Mixed-Use Institutional District MU-I-30

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Packet Pg. 284 Attachment: Attachment C - Exhibit A. Proposed Zoning Text Amendments_CLEAN_250811 (6008 : Housing Element Rezoning Program) 4 (x) Mixed-Use Institutional District MU-I-40
(y) Mixed-Use Institutional District MU-I-50
(z) Mixed-Use Institutional District MU-I-60
(aa) Parking District P
(bb) Agricultural District A
(cc) Lot Size Overlay District B-
(dd) Public Facilities District P-F
(ee) Planned Development District P-D
(ff) Resource Management District R-M
(gg) Open Space District O-S
(hh) Multiple-Family/Low Density Residential District R-3/L.D (ii) Single-Family Residential Hillside District R-1-H
(jj) Coastal Zone Combining District CZ
(kk) Special Area Combining District SA
(ll) Cannabis Operation Overlay District (CO)
(mm) Multi-Family Housing Combining District (MFH-PY)”

10. Section 9-4.501 of Article 5, R-2 Two-Family Residential District, of Title 9, Planning and Zoning, is hereby deleted and replaced with the following:
“Sec. 9-4.501. Permitted and conditional uses.
(a) Permitted uses. The following uses shall be permitted in the R-2 District:
(1) Single-family dwellings on parcels less than five thousand eight hundred (5,800) square feet in area;
(2) Two-family dwellings;
(3) Accessory buildings and uses;
(4) Community care facilities for six (6) or fewer persons; (5) Indoor or outdoor cultivation of cannabis for personal use as an accessory use to a primary dwelling unit, subject to the standards contained in Article 48 of this chapter; and
(6) Accessory dwelling units and junior accessory dwelling units, subject to the standards of Article 4.5.

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Packet Pg. 285 Attachment: Attachment C - Exhibit A. Proposed Zoning Text Amendments_CLEAN_250811 (6008 : Housing Element Rezoning Program) 5 (b) Conditional uses. Conditional uses allowed in the R-2 District, subject to obtaining a use permit, shall be as follows:
(1) Two-family dwelling groups (more than one main building); (2) Community care facilities for more than six persons; (3) Conditional uses allowed in the R-1 District; and
(4) Single-family dwellings on parcels larger than five thousand eight hundred (5,800) square feet in area.”

11. Section 9-4.601 of Article 6, R-3 Multiple-Family Residential District, of Title 9, Planning and Zoning, is hereby deleted and replaced with the following:
“Sec. 9-4.601. Permitted and conditional uses.
(a) Permitted uses. The following uses shall be permitted in the R-3 District:
(1) Duplexes and multiple-family dwellings;
(2) Accessory buildings and uses;
(3) Community care facilities for six (6) or fewer persons; (4) Indoor or outdoor cultivation of cannabis for personal use as an accessory use to a primary dwelling unit, subject to the standards contained in Article 48 of this chapter; and
(5) Accessory dwelling units and junior accessory dwelling units, subject to the standards of Article 4.5.
(b) Conditional uses. Conditional uses allowed in the R-3 District, subject to obtaining a use permit, shall be as follows:
(1) Single-family dwellings;
(2) Rooming houses and boardinghouses;
(3) Lodges, clubs, clubrooms, and dormitories;
(4) (Repealed by § V (B), Ord. 491-C.S., eff. October 28, 1987) (5) Conditional uses as allowed in the R-1 and R-2 Districts; (6) Coastal access; and
(7) Community care facilities for more than six persons”

12. Section 9-4.651 of Article 6.5, R-3/L.D. Multiple-Family Density Residential District, of Title 9, Planning and Zoning, is hereby deleted and replaced with the following:
“Sec. 9-4.651. Permitted and conditional uses.

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Packet Pg. 286 Attachment: Attachment C - Exhibit A. Proposed Zoning Text Amendments_CLEAN_250811 (6008 : Housing Element Rezoning Program) 6 (a) Permitted uses. The following uses shall be permitted in the R-3/L.D.

District:
(1) All uses permitted in the R-3 District.
(b) Conditional uses. Conditional uses allowed in the R-3/L.D. District, subject to obtaining a use permit, shall be as follows:
(1) Single-family dwellings;
(2) Clustered housing pursuant to Article 24 of this chapter; (3) Community care facilities for more than six persons; (4) Parks and playgrounds.”

13. Section 9-4.2312, of Article 23, General Provision and Exceptions, of Title 9, Planning and Zoning, is hereby deleted and replaced with the following:
“Sec. 9-4.2312. - Rounding of numbers in calculating density.

Fractional numbers derived from density calculations shall be rounded upwards to the next highest whole number.”

14. Section 9-4.2401, of Article 24, Residential Clustered Housing Development Standards, of Title 9, Planning and Zoning, is hereby deleted and replaced with the following:
“Sec. 9-4.2401. – Purpose and Applicability.
(a) It is the express intent of the City to apply the regulations set forth in this article to clustered housing developments, including, but not limited to, condominiums, community apartments, stock cooperatives, zero lot line projects, and similar developments, because the permanent ownership or interest in individual attached dwelling units, or the airspace occupied thereby renders such developments, essentially different in nature from detached housing and from developments or buildings in which dwelling units are rented or leased. (b) This article does not apply to the following Zoning Districts (see Article 54 Higher Density Residential and Higher Density Mixed Use Districts for applicable standards):
(1) Multiple-Family Residential District R-30
(2) Multiple-Family Residential District R-40
(3) Multiple-Family Residential District R-50
(4) Multiple-Family Residential District R-60
(5) Mixed-Use District MU-30
(6) Mixed-Use District MU-40
(7) Mixed-Use District MU-50
(8) Mixed-Use District MU-60

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Packet Pg. 287 Attachment: Attachment C - Exhibit A. Proposed Zoning Text Amendments_CLEAN_250811 (6008 : Housing Element Rezoning Program) 7 (9) Mixed-Use Institutional District MU-I-30
(10) Mixed-Use Institutional District MU-I-40
(11) Mixed-Use Institutional District MU-I-50
(12) Mixed-Use Institutional District MU-I-60”

15. Sections 9-4.2501 and 9-4.2502, of Article 25, Height Limits, of Title 9, Planning and Zoning, are hereby deleted and replaced with the following:
“Sec. 9-4.2501 Height of Buildings
Building Height is measured as follows:
(a) Building height is measured from the lowest finished grade point of that portion of the lot covered by each building to the highest point on the roof of that building, except as provided below.
(b) The Building height of a building, excluding single family dwellings, with a sloped, hipped, gabled, mansard, or gambrel roof is measured to a point that is half the distance between the highest point on the ridge and where the eave meets the plate.

Sec. 9-4.2502. - Rooftop Projections.
(a) Cupolas, flagpoles, monuments, church steeples, and similar structures, and mechanical appurtenances may be permitted to exceed the height limits for the district in which they are located provided a site development permit is first obtained, as set forth in Article 32 of this chapter, in each case.

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Packet Pg. 288 Attachment: Attachment C - Exhibit A. Proposed Zoning Text Amendments_CLEAN_250811 (6008 : Housing Element Rezoning Program) 8 (b) Chimneys may project up to 4 feet or the minimum required by the Building Code, whichever is less, above the height limit for the district in which they are located.
(c) Water tanks, heating and air conditioning equipment, vents, pipes and necessary mechanical roof appurtenances may project up to 4 feet above the height limit for the district in which they are located, provided they are setback a minimum of 5 feet from any roof edge and screened to the extent practical. (d) Parapet walls may project up to 5 feet above the height limit for the district in which they are located.
(e) Elevator penthouses or shafts, stair enclosures, and equipment or mechanical penthouses may project up to 12 feet above height limits for the district in which they are located, provided all of the following standards are met:
(1) The combined area of all such rooftop features shall not exceed 15 percent of the average floor area of all stories of the building; and (2) All such features shall be setback a minimum of 10 feet from any roof edge; and
(3) These structures shall not be used as habitable space or for any commercial purpose, other than the mechanical needs of the building. 9-4.2503 – Fences, hedges, walls, and plantings
(a) No fence, hedge, wall, or screen planting of any kind shall be constructed or grown to exceed six (6′) feet in height (unless otherwise required by law) within any required side yard to the rear of the required front yard of any dwelling or within any required rear yard; nor exceed three (3′) feet in height within the required front yard of any dwelling, or, for corner lots, within twenty-five (25′) feet of a street corner measured at the property line. Fences or walls limited to three (3′) feet in height may be vertically extended up to four (4′) feet with open work fence material, as defined in subsection (b) of this section, subject to approval of the Planning Director, who shall consider the compatibility of the fence design with its site and surrounding uses. Commercial fences may not exceed six (6′) feet in height, unless additional height is allowed with a site development permit. (b) When there is a difference in the ground level on opposite sides of a retaining wall, height shall be measured from the lower ground level. When there is a difference in the ground level on opposite sides of a fence, height should be measured from the higher ground level. However, any portion of a fence above the maximum allowable height as measured from the lower ground level may be required by the Planning Administrator to be an open work fence.

An "open work fence" means a fence in which the component solid portions are

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Packet Pg. 289 Attachment: Attachment C - Exhibit A. Proposed Zoning Text Amendments_CLEAN_250811 (6008 : Housing Element Rezoning Program) 9 evenly distributed and constitute not more than sixty (60%) percent of the total surface area of the fence. In addition, the height of fences or walls which are located within the front setback, parallel to the front property line, or within twenty-five (25′) feet of a street corner, shall be limited to three (3′) feet in height as measured from the side of the fence facing the street. (c) This section shall not be construed to limit terracing of retaining walls.

Terraced walls shall be offset at least three feet (3’) from each other by a planting area.”

16. Section 9-4.2504, Television and radio antennas, masts, and towers, of Article 25, Height Limits, of Title 9, Planning and Zoning, is renumbered as Section 9-4.2504.

17. Section 9-4.2813 of Article 28, Off-Street Parking and Loading, of Title 9, Planning and Zoning, is hereby deleted and replaced with the following:
“Sec. 9-4.2813. - Access to parking facilities.
(a) All required off-street parking spaces shall be non-tandem except:
(1) Tandem spaces may be provided for parking that serves the same dwelling unit.
(2) As provided for accessory dwelling units in Article 4.5 of this chapter. (b) All off-street parking spaces for residential uses shall open directly upon an aisle or driveway of such width and design as to provide safe and efficient means of vehicular access to such parking spaces.
(c) All off-street parking facilities shall be designed in a manner which will least interfere with traffic movements.
(d) For multiple-family projects, driveway access from the street access to all the parking spaces shall be limited to 50 percent of the total lot frontage, but in no event shall such access be greater than 50 feet.
(e) Residential driveways and access roadways shall provide a permanent, unobstructed passageway constructed to the following standards:
(1) When any portion of an exterior wall of the first story of a structure is located more than one hundred fifty (150) feet from Fire Department vehicle access, the driveway shall be considered the Fire Department access roadway and shall conform to the applicable provisions of the California Fire Code.
(2) A driveway serving one dwelling unit shall be a minimum of ten (10′) feet in width. For purposes of this subsection, a site containing an accessory dwelling unit shall be subject to the standards for a driveway serving one dwelling unit.

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Packet Pg. 290 Attachment: Attachment C - Exhibit A. Proposed Zoning Text Amendments_CLEAN_250811 (6008 : Housing Element Rezoning Program) 10 (3) Driveways serving two (2) or more units shall be a minimum of ten (10′) feet in width for one-way traffic and twenty (20′) feet in width for two-way traffic.
(4) Except as otherwise provided in this section, the maximum width for residential driveways shall be twelve (12′) feet for single driveways and twenty (20′) feet for double driveways.
(f) With the agreement of participating owners, a common driveway may be utilized to provide access to parking facilities on adjacent properties. Such common driveways shall be a minimum width of twenty (20′) feet.

Easements for the common use of such driveways shall be recorded in the office of the County Recorder.
(g) No residential driveway shall be located closer than five (5′) feet from the curb return on corner lots.
(h) Residential driveways for lots with forty (40′) feet of lot frontage or more shall be designed to provide at least one on-street parking space. For lots with less than forty (40′) feet of lot frontage, driveways shall be designed to provide at least one on-street parking space whenever feasible. Off-street parking in the form of parking bays may be substituted in lieu of such onstreet requirements. (i) Single-family residential driveways on lots with more than fifty (50′) foot frontages may exceed the maximum driveway width requirement if the purpose of the driveway is to create more off-street parking or conform to the requirement of "swing" type parking, as permitted by applicable provisions of this Code. In no event shall the driveway access exceed more than fifty (50%) percent of the total lot frontage or forty (40′) feet, whichever is less. Driveways shall be designed to provide at least one on-street parking space for each lot.
(j) The maximum width of any commercial driveway shall be thirty-five (35′) feet at the face of the curb. Where more than one driveway is to serve a given property frontage, the total width of all driveways shall not exceed seventy (70%) percent of the frontage where such frontage is 100 feet or less.

Where the frontage is more than 100 feet, the total driveway width shall not exceed sixty (60%) percent of the frontage width. No commercial driveway shall be located closer than ten (10′) feet from the curb return on corner lots.”

18. Section 9-4.2818 of Article 28, Off-Street Parking and Loading, of Title 9, Planning and Zoning, is hereby deleted and replaced with the following:
“Sec. 9-4.2818. – Number of parking spaces required

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Packet Pg. 291 Attachment: Attachment C - Exhibit A. Proposed Zoning Text Amendments_CLEAN_250811 (6008 : Housing Element Rezoning Program) 11 (a) The number of off-street parking spaces required for the uses set forth in this section shall be as follows:

Use Requirements
(a) Residential
(1) Single-family in all zoning
districts
Two garage spaces per unit. In addition, where
adequate driveway length to accommodate a
parked car does not exist or on-street parking
is unavailable, a minimum of one guest parking
space per unit shall be provided.
(2) Two-family and Multiplefamily, including studio,
townhouses and
condominiums in all zoning
districts
One space for each studio or one-bedroom
unit;
2 spaces for each unit with two or more
bedrooms.

In addition, one space to accommodate guest
parking shall be provided for each five units,
excluding studios and one-bedroom units.

When the determination of the number of guest
parking spaces results in the requirement of a
fractional space, the fraction shall be
disregarded.
(3) Residential projects within the
Hillside Preservation District
Spaces shall be provided as required
by Section 9-4.2258 of Article 22.5 of this
chapter.
(4) Mobile home parks Two (2) spaces for each site (parking may be tandem). For associated guest parking and
recreation facilities, one space for each five (5)
sites.
(5) Dwelling units especially
designed for, and to be occupied by,
persons sixty-two (62) years of age
or more
One space for every two (2) units. In addition,
one space to accommodate guest parking shall
be provided for each five (5) units.
(6) Lodging houses and
boardinghouses
One garage space for each two (2) lodging
rooms, plus garage space for the owner or
manager.
(7) Private clubs and lodges with
sleeping facilities
One parking space for each two (2) lodging
rooms, plus parking spaces equal in number to

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Packet Pg. 292 Attachment: Attachment C - Exhibit A. Proposed Zoning Text Amendments_CLEAN_250811 (6008 : Housing Element Rezoning Program) 12 twenty (20) percent of the capacity, in persons,
for the remainder of the building.
(8) Residential projects with
affordable units
Projects which provide affordable units in
accordance with the density bonus program as
set forth in Article 41 of this chapter, which
projects have ten (10) or more required
spaces, may provide up to one-third (⅓) of the
total required parking spaces for compact cars.
(9) Accessory dwelling units Spaces shall be provided as required by Article

4.5 of this chapter.
(10) Emergency shelter One (1) space per employee or volunteer on duty when the shelter is open to individuals
utilizing the emergency shelter.
(b) Non-Residential uses in MU-30,
MU-40, MU-50, MU-60, MU-I-30,
MU-I-40, MU-I-50, and MU-I-60
zoning districts.
(1) Hotels, motels, and inns 0.5 parking spaces for each unit or lodging room, plus one additional parking space for the
office or manager quarters.
(2) Retail; Eating and
Drinking Establishments1
Three parking spaces for each 1,000 square
feet of gross leasable floor area.

First 2,000 square feet of gross leasable space
exempted at the discretion of the Planning
Director, such as when required to improve site
design.

Additional parking may be required in
instances involving shopping centers.
(3) Personal Services Uses1 Two parking spaces for each 1,000 square feet of gross leasable space.
(4) Offices1 Three parking spaces for each 1,000 square feet of gross leasable space.
(5) Mixed Use Residential2 The sum of the requirements for individual uses. Residential parking shall be functionally
separate from commercial parking.
(6) Other non-residential
uses not listed in
Subsections (b)(1)
through (6)
See (c) through (j) below for required parking

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Packet Pg. 293 Attachment: Attachment C - Exhibit A. Proposed Zoning Text Amendments_CLEAN_250811 (6008 : Housing Element Rezoning Program) 13 (c) Retail and service commercial,
except as provided in Subsection (b)
in the specified zoning district.
(1) Hotels, motels, and inns One parking space for each unit or lodging room, plus one additional parking space for the
office or manager quarters.
(2) Retail stores and service
establishments
One parking space for each 300 square feet of
gross leasable space. Additional parking may
be required in instances involving shopping
centers, high intensity uses, and/or where the
approval of site development plans is required.
(3) Automobile service stations
and automobile repair
Three (3) parking spaces for each service bay.
(4) Automobile self-service
station
One parking space for each employee on a
maximum shift and one parking space for each
rest room, with such spaces located as close
as possible to the rest rooms.
(5) Automobile laundries (i) Self-service, one parking space per washing bay
(ii) Automatic, one-lane car wash, twelve (12)
car stacking spaces, plus one space for each
employee on a maximum shift, and two (2)
lane car wash, twenty (20) car stacking
spaces, plus one space for each employee on
a maximum shift.
(6) Public establishments, bars,
restaurants, taverns, and nightclubs
One parking space for each fifty (50) gross
square feet of customer area, plus one parking
space for each 200 gross square feet of all
other floor areas.
(7) Drive-thru, drive-in, take-out,
and fast food restaurants
One parking space for each fifty (50) square
feet of gross floor area.
(8) Motor vehicle, boat, trailer,
and machinery sales and service
and equipment rental
One parking space for each 500 square feet of
display floor area, one parking space for each
1,500 square feet of outside display area, one
parking space for each 800 square feet of
storage area, and one parking space for each
250 square feet of garage area.
(9) Theaters (indoor) One parking space for each three (3) seats.

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Packet Pg. 294 Attachment: Attachment C - Exhibit A. Proposed Zoning Text Amendments_CLEAN_250811 (6008 : Housing Element Rezoning Program) 14 (10) Funeral homes and
mortuaries
One parking space for each four (4) seats in
each chapel or parlor room, plus one parking
space for each employee, plus one parking
space for each funeral vehicle kept on the
premises.
(11) Commercial nurseries One parking space for each 250 square feet of gross building area, plus one parking space for
each 1,000 square feet of outside display or
greenhouse area.
(12) Cannabis Retail Operations One parking space for each 300 square feet of gross leasable space, plus additional spaces
as necessary based on the unique needs of
the Operation as determined by the
Commission.
(d) Business and professional
users, except as provided in
Subsection (b) in the specified
zoning district.
(1) Medical, dental, and
veterinary offices and clinics
One parking space for each 200 square feet of
gross floor area.
(2) Banks, financial insurance
companies, and social services
One parking space for each 300 square feet of
gross leasable space.
(3) General business and
professional offices
One parking space for each 300 square feet of
gross leasable space.
(4) Cannabis Manufacturing and
Testing Operations
Two and seven-tenths (2.7) parking spaces for
each 1,000 square feet of gross leasable
space, plus additional spaces as necessary
based on the unique needs of the Operation as
determined by the Commission.
(e) Industrial users, except as
provided in Subsection (b) in the
specified zoning district.
(1) Kennels, stables, and animal
boarding
One parking space for each employee on a
maximum shift, plus additional spaces as
determined by the Commission.
(2) Salvage yards, junk yards,
auto wrecking yards, storage
facilities, and similar uses
One parking space per employee on a
maximum shift and one parking space per
5,000 square feet of lot.

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Packet Pg. 295 Attachment: Attachment C - Exhibit A. Proposed Zoning Text Amendments_CLEAN_250811 (6008 : Housing Element Rezoning Program) 15 (3) Warehouses, wholesale
businesses, and lumber yards
One parking space for each 2,000 square feet
of lot area and one parking space for each
employee on a maximum shift, plus loading
spaces as required by Section 9-4.2819 of this
article.
(4) Industrial and manufacturing
plants, research or testing
laboratories, bottling plants, food
processing, printing shops, and
recycling centers
One parking space for each 500 square feet of
open or enclosed area devoted to the use, plus
one parking space for each vehicle used in
conjunction with the business, plus loading
spaces as required by Section 9-4.2819 of this
article.
(f) Recreational uses, except as
provided in Subsection (b) in the
specified zoning district.
(1) Auditoriums, clubs and
lodges with no sleeping facilities,
conference and meeting facilities,
and other places of public assembly
One parking space for each five (5) seats and
one parking space for each one hundred (100)
square feet of assembly area without fixed
seats. Eighteen (18) linear inches of bench
shall be considered a fixed seat.
(2) Bowling alleys Four (4) spaces for each alley, plus such spaces as may be required for affiliated uses,
such as bars and restaurants.
(3) Game and athletic courts Two (2) parking spaces for each court, plus one parking space for each employee on a
maximum shift.
(4) Gymnasiums and skating
rinks
One parking space for each five (5) seats, plus
one parking space for each two hundred (200)
square feet of recreational floor area.
(5) Health/fitness club One parking space for each two hundred (200) square feet of gross floor area (indoor
swimming pools shall count as floor area).
(6) Golf driving ranges and
miniature or pitch and putt golf
courses
One parking space for each driving tee or two
(2) spaces for each hole.
(7) Swimming pools One parking space for each two hundred (200) square feet of gross water surface area.
(8) Skateboard parks One parking space for each three (3) users, based on maximum capacity.
(9) Beach access See Section 9-4.2820 of this article.

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Packet Pg. 296 Attachment: Attachment C - Exhibit A. Proposed Zoning Text Amendments_CLEAN_250811 (6008 : Housing Element Rezoning Program) 16 (g) Community services, except as
provided in Subsection (b) in the
specified zoning district.
(1) Churches, chapels, and
religious meeting halls
One parking space for each five (5) seats in
areas with fixed seating and one parking space
for each 100 square feet of assembly area
without fixed seating. Eighteen (18) linear
inches of bench shall be considered a fixed
seat.
(2) Church classrooms and
offices
One parking space for each classroom and
office.
(3) Nursery and grade schools
elementary and junior high schools
One parking space for each employee.
(4) High schools, colleges, and
business, professional, and trade
schools
One parking space for each employee, plus
three (3) parking spaces for each twenty (20)
students, based on the maximum capacity of
the facility at any one time during any twentyfour (24) hour period. (5) Hospitals One and one-fourth (1-1/4 ) parking spaces for each permanent bed.
(6) Nursing and convalescent
hospitals, sanitariums, asylums, and
children's homes
One parking space for each three (3) beds.
(7) Libraries, art galleries, and
museums
One parking space for each 250 square feet of
gross floor area.
(8) Public utility and public
service uses and governmental
centers
One parking space for each employee on a
maximum shift, plus parking spaces equal in
number to ten (10%) percent of the capacity in
persons of any conference and meeting room.
(h) Mixed use residential, except
as provided in Subsection (b) in the
specified zoning district.
(1) Where two (2) or more uses
under the same or different owners
and/or managers are located in the
same structure and/or in a common
development
The sum of the separate requirements for each
use shall be provided as set forth in this
section. In the event of multiple uses, the
Commission may require areas of less
intensive use to provide a higher parking
requirement if it is determined that the health,
safety, and general welfare of the area requires

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Packet Pg. 297 Attachment: Attachment C - Exhibit A. Proposed Zoning Text Amendments_CLEAN_250811 (6008 : Housing Element Rezoning Program) 17 the higher standard. No parking space, or
portion thereof, shall serve as a required space
for more than one use unless otherwise
authorized by the Commission.
(2) In cases where shared uses
complement each other
Parking requirements may be reduced as
determined by the Commission.
(i) Other uses. For uses not set forth in this section, parking spaces shall be provided as required by the
Commission or Planning Administrator, as
determined by conditions of the permit
approval. The requirements set forth in this
section shall be used as guidelines to
determine the parking needs for unlisted uses.
1Shared parking arrangements are allowed at the discretion of the Community Development Director, such as when required to improve site design. 2Shared parking arrangements for mixed use residential are allowed at the discretion of the Planning Commission, such as when required to improve site design. (b) Electric vehicles (EV) charging stations are required as follows:

Electric vehicles charging stations.
(1) New construction or major alteration of commercial or municipal facilities shall include an EV Space with adequate electric vehicle supply equipment in place that is capable of supporting the future installation of a Level 2 or Level 3 electric vehicle charging station or include installation of a Level 2 or Level 3 electric vehicle charging station.
(i) An EV Space and
electric vehicle charging
stations shall be incorporated
according to the following
schedule:

TOTAL NUMBER OF

ACTUAL PARKING
SPACES*

NUMBER OF

REQUIRED EV
SPACES

NUMBER OF

REQUIRED EV

CHARGING STATIONS

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Packet Pg. 298 Attachment: Attachment C - Exhibit A. Proposed Zoning Text Amendments_CLEAN_250811 (6008 : Housing Element Rezoning Program) 18 1—9 1
10—25 2
26—50 4
51—75 6
76—100 9
101—150 12
151—200 17
201 and over 10 percent of total
(rounded up the
nearest whole number)
* Actual parking shall be the number of parking spaces provided for the facility and not the number of parking spaces required per subsections (a) through (h) of this section.
(ii) Additional EV Spaces or electric vehicle charging stations beyond the requirements of the schedule above are encouraged.
(iii) Electric vehicle charging station requirements for major alterations shall be proportional to the area of impact.
(2) An electric vehicle charging station shall be an allowed accessory use within any zoning district subject to all applicable city code requirements in addition to the following:
(i) The electric vehicle charging station shall be protected as necessary to prevent damage by automobiles.
(ii) Any electric vehicle charger shall be Listed and Labeled by an Approved testing agency.

10.h
Packet Pg. 299 Attachment: Attachment C - Exhibit A. Proposed Zoning Text Amendments_CLEAN_250811 (6008 : Housing Element Rezoning Program) 19 (iii) The electric vehicle charging station shall have complete instructions and appropriate warnings posted in an unobstructed location next to each electric vehicle charging station.
(3) An electric vehicle charging station for public use shall be subject to the following requirements:
(i) The electric vehicle charging station shall be located in a manner that will be easily seen by the public for informational and security purposes and shall be illuminated during evening business hours.
(ii) Be located in desirable and convenient parking locations that will serve as an incentive for the use of electric vehicles.
(iii) One standard non-illuminated sign, not to exceed four (4) square feet in area and ten (10) feet in height, may be posted for the purpose of identifying the location of each cluster of electric vehicle charging stations. (iv) The electric vehicle charging station may be on a timer that limits the use of the station to the normal business hours of the use(s) that it serves to preclude unauthorized use after business hours.
(4) The following information shall be posted at a public electric vehicle charging station:
(i) Voltage and amperage levels.
(ii) Hour of operations if time limits or tow-away provisions are to be enforced by the property owner.
(iii) Usage fees.
(iv) Safety information.
(v) Contact information for reporting when the equipment is not operating or other problems.
(5) An electric vehicle charging station for private use shall:

10.h
Packet Pg. 300 Attachment: Attachment C - Exhibit A. Proposed Zoning Text Amendments_CLEAN_250811 (6008 : Housing Element Rezoning Program) 20 (i) Be located in a manner that will not allow public access to the charging station
(ii) Electric vehicle charging equipment and electric vehicle charger shall be located in reasonably inconspicuous location from public view when not in use. (6) Where Accessible parking requirements are applicable, at least one EV space or electric vehicle charging station shall meet current van accessible dimensions, as defined by the California Building Code, and be connected to a barrier-free accessible route of travel to the building. No accessible markings shall be made on the EV space or electric vehicle charging station with van accessible dimensions. The EV space with van accessible dimensions shall be the first electric vehicle charging station established on the property.”

19. Articles 54 through 67 are hereby added to the Pacifica Municipal Code as follows:
“Article 54. – Higher Density Residential and Higher Density Mixed-Use Districts Sec. 9-4.5401 – Purpose and Applicability
(a) It is the purpose of these higher density zoning districts to promote the development of multi-family housing, including rental housing and missing middle housing, as well as mixed-use development and institutional uses. (b) The higher density zoning districts are:
(1) Multiple-Family Residential District R-30
(2) Multiple-Family Residential District R-40
(3) Multiple-Family Residential District R-50
(4) Multiple-Family Residential District R-60
(5) Mixed-Use District MU-30
(6) Mixed-Use District MU-40
(7) Mixed-Use District MU-50
(8) Mixed-Use District MU-60
(9) Mixed-Use Institutional District MU-I-30
(10) Mixed-Use Institutional District MU-I-40
(11) Mixed-Use Institutional District MU-I-50
(12) Mixed-Use Institutional District MU-I-60
Sec. 9-4.5402 – Development Standards

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Packet Pg. 301 Attachment: Attachment C - Exhibit A. Proposed Zoning Text Amendments_CLEAN_250811 (6008 : Housing Element Rezoning Program) 21 (a) Residential Use: All developments must include a minimum of 50 percent of gross square footage for residential use.
(b) Development Standards: The following standards shall apply:
(1) Ten-foot minimum stepback above the second story. Railings or parapets that do not exceed the minimum height required by the Building Code may be located in the stepback area.
(2) Development with more than 40 linear feet of frontage along any street must provide one or more of the following at the ground level to optimize the pedestrian experience and ground floor activating strategies:
i. For ground-level uses located along the primary frontage street awnings or overhangs over all ground floor entrances to provide refuge and shade and enhance the pedestrian realm.

1. Awnings or overhangs located in the public right-ofway shall be subject to review and encroachment permit approval by Public Works.
ii. Incorporation of projections (including but not limited to open porches, steps, and bay windows), which may project into required setbacks per Article 27 Projections into Yards; iii. If included, stoops must be elevated by a minimum of 18 inches to provide a sense of privacy for residents and human comfort for pedestrians. ADA-compliant units are not required to provide stoops; or
iv. Where the finished floor elevation is more than three feet above the sidewalk elevation, the elevation change shall include landscaping and/or terraced landscaping and be
punctuated with stairs.
(3) Ground-level commercial uses must include all of the following:
i. Windows that cover at least 20 percent of the street-facing, ground-level façade; and
ii. Minimum depth of 40 feet, or 10 feet less than the lot depth for parcels less than 50 feet deep; and
iii. Minimum floor-to-floor height of 15 feet.

Sec. 9-4.5403 – State Law By Right Approval Requirements

10.h
Packet Pg. 302 Attachment: Attachment C - Exhibit A. Proposed Zoning Text Amendments_CLEAN_250811 (6008 : Housing Element Rezoning Program) 22 (a) Purpose. The purpose of these approval requirements is to implement State Government Code sections 65583, subdivisions (c)(1) and 65583.2 subdivisions (c), (h), and (i).
(b) Applicable sites. This section (9-4.5403) applies to properties that are required to be allowed with by right approval pursuant to Government Code sections 65583.2(h) and 65583.2(i), as may be amended from time to time. Specifically, it applies to the sites listed in the City of Pacifica 6th Cycle (2023-2031) Housing Element sites inventory, which are designated to address the shortfall of lower-income RHNA units.
(c) Approval Requirements. By-right or ministerial approval (without discretionary action) is required for sites identified in Subsection 9-

4.5403(b) that meet all of the requirements of Government Code 65582.2(i), provided that the project conforms with the objective development standards identified in Section 9-4.5402, the underlying zoning district Articles 55 through Article 66, and any other regulations in this Title, unless modified by this Section.
(d) Mitigation measures. By-right projects shall be subject to the mitigation measures in the adopted Mitigation, Monitoring, and Reporting Program attached to the certified Final Environmental Impact Report (FEIR) for the Rezoning Program, as applicable to the project site and scope. (1) The applicant shall complete a City provided checklist identifying applicable objective General Plan policies and environmental mitigation measures that apply to the project.
(2) Completion of the checklist is required as part of a complete application, subject to City review and confirmation prior to permit approval.
(3) The approved checklist will be attached to the project approval. The applicant shall demonstrate compliance with the applicable provisions prior to approval of the building permit, or as otherwise stated in the checklist.
(4) The checklist shall be prepared and maintained by the City and updated as necessary.

Article 55. – R-30 Multiple-Family Residential District Sec. 9-4.5501. - Permitted and conditional uses.
(a) Permitted uses. The following uses shall be permitted in the R-30 District:
(1) Duplexes and multiple-family dwellings;
(2) Accessory buildings and uses;
(3) Community care facilities for six (6) or fewer persons;

10.h
Packet Pg. 303 Attachment: Attachment C - Exhibit A. Proposed Zoning Text Amendments_CLEAN_250811 (6008 : Housing Element Rezoning Program) 23 (4) Indoor or outdoor cultivation of cannabis for personal use as an accessory use to a primary dwelling unit, subject to the standards contained in Article 48 of this chapter;
(5) Accessory dwelling units and junior accessory dwelling units, subject to the standards of Article 4.5;
(b) Conditional uses. Conditional uses allowed in the R-30 District, subject to obtaining a use permit, shall be as follows:
(1) Coastal access
(2) Community care facilities for more than six persons.

Sec. 9-4.5502. - Development regulations.
(a) Basic Regulations: See Table 9-4.5502: R-30 Development Regulations. (b) Supplemental Regulations: See Section 9.4-5403 (Higher Density Residential and Mixed-Use Districts Development Standards). (c) Multiple-Family Housing Combining District Development Regulations:

See Article 67.

Table 9-4.5502: R-30 Development Regulations
Regulations Notes
Density Rounding subject
to the provisions of
Article 23
Minimum 20 du/ac
Maximum 30 du/ac
Setbacks (Minimum)
Front Setback 15 feet
Side Setback 10 feet
Rear Setback 10 feet
Additional Setbacks: A minimum 30-foot setback shall
be required from any property line
abutting a single-family residential
district.

Height (Average) 40 feet
Lot Coverage (Maximum) 60%
Open Space
Usable Open Space
(Minimum)
200 sf/unit; If private, 6 feet by 10
feet minimum dimension.

Parking Subject to the provisions of Article
28 Permits for Site
Development
Subject to the provisions of Article
32 10.h
Packet Pg. 304 Attachment: Attachment C - Exhibit A. Proposed Zoning Text Amendments_CLEAN_250811 (6008 : Housing Element Rezoning Program) 24 Accessory Dwelling Unit
Regulations
Subject to the provisions of Article
5 and compliance with State law
Article 56. – R-40 Multiple-Family Residential District Sec. 9-4.5601. - Permitted and conditional uses.
(a) Permitted uses. The following uses shall be permitted in the R-40 District:
(1) Duplexes and multiple-family dwellings;
(2) Accessory buildings and uses;
(3) Community care facilities for six (6) or fewer persons; (4) Indoor or outdoor cultivation of cannabis for personal use as an accessory use to a primary dwelling unit, subject to the standards contained in Article 48 of this chapter; and
(5) Accessory dwelling units and junior accessory dwelling units, subject to the standards of Article 4.5.
(b) Conditional uses. Conditional uses allowed in the R-40 District, subject to obtaining a use permit, shall be as follows:
(1) Coastal access; and
(2) Community care facilities for more than six persons.

Sec. 9-4.5602. - Development regulations.
(a) Basic Regulations: See Table 9-4.5602: R-40 Development Regulations. (b) Supplemental Regulations: See Section 9.4-5403 (Higher Density Residential and Mixed-Use Districts Development Standards). (c) Multiple-Family Housing Combining District Development Regulations:

See Article 67.

Table 9-4.5602: R-40 Development Regulations
Regulations Notes
Density Rounding subject
to the provisions of
Article 23
Minimum 25 du/ac
Maximum 40 du/ac
Setbacks (Minimum)
Front Setback 15 feet
Side Setback 5 feet
Rear Setback 20 feet

10.h
Packet Pg. 305 Attachment: Attachment C - Exhibit A. Proposed Zoning Text Amendments_CLEAN_250811 (6008 : Housing Element Rezoning Program) 25 Additional Setbacks: A minimum 30-foot setback shall be required from any property line
abutting a single-family zone.

Height (Average) 45 feet
Lot Coverage (Maximum) 60%
Open Space
Usable Open Space
(Minimum)
200 sf/unit; If private, 6 feet by 10
feet minimum dimension.

Parking Subject to the provisions of Article
28 Permits for Site
Development
Subject to the provisions of Article
32 Accessory Dwelling Unit
Regulations
Subject to the provisions of Article
5 and compliance with State law
Article 57. – R-50 Multiple-Family Residential District Sec. 9-4.5701. - Permitted and conditional uses.
(a) Permitted uses. The following uses shall be permitted in the R-50 District:
(1) Duplexes and multiple-family dwellings;
(2) Accessory buildings and uses;
(3) Community care facilities for six (6) or fewer persons; (4) Indoor or outdoor cultivation of cannabis for personal use as an accessory use to a primary dwelling unit, subject to the standards contained in Article 48 of this chapter; and
(5) Accessory dwelling units and junior accessory dwelling units, subject to the standards of Article 4.5;
(b) Conditional uses. Conditional uses allowed in the R-50 District, subject to obtaining a use permit, shall be as follows:
(6) Coastal access; and
(7) Community care facilities for more than six persons.

Sec. 9-4.5702. - Development regulations.
(a) Basic Regulations: See Table 9-4.5702: R-50 Development Regulations. (b) Supplemental Regulations: See Section 9.4-5403 (Higher Density Residential and Mixed-Use Districts Development Standards). (c) Multiple-Family Housing Combining District Development Regulations:

See Article 67.

10.h
Packet Pg. 306 Attachment: Attachment C - Exhibit A. Proposed Zoning Text Amendments_CLEAN_250811 (6008 : Housing Element Rezoning Program) 26 Table 9-4.5702: R-50 Development Regulations
Regulations Notes
Density Rounding subject
to the provisions of
Article 23
Minimum 30 du/ac
Maximum 50 du/ac
Setbacks (Minimum)
Front Setback 15 feet
Side Setback 5 feet
Rear Setback 20 feet
Additional Setbacks: A minimum 30-foot setback shall
be required from any property line
abutting a single-family zone.

Height (Average) 50 feet For those portions
of a site within 50
feet of a property
located in a singlefamily residential
district: 40 feet.

Lot Coverage (Maximum) 70%
Open Space
Usable Open Space
(Minimum)
200 sf/unit; If private, 6 feet by 10
feet minimum dimension.

10.h
Packet Pg. 307 Attachment: Attachment C - Exhibit A. Proposed Zoning Text Amendments_CLEAN_250811 (6008 : Housing Element Rezoning Program) 27 (4) Indoor or outdoor cultivation of cannabis for personal use as an accessory use to a primary dwelling unit, subject to the standards contained in Article 48 of this chapter; and
(5) Accessory dwelling units and junior accessory dwelling units, subject to the standards of Article 4.5;
(b) Conditional uses. Conditional uses allowed in the R-60 District, subject to obtaining a use permit, shall be as follows:
(1) Coastal access; and
(2) Community care facilities for more than six persons.

Sec. 9-4.5802. - Development regulations.
(a) Basic Regulations: See Table 9-4.5802: R-60 Development Regulations. (b) Supplemental Regulations: See Section 9.4-5403 (Higher Density Residential and Mixed-Use Districts Development Standards). (c) Multiple-Family Housing Combining District Development Regulations:

See Article 67.

Table 9-4.5802: R-60 Development Regulations
Regulations Notes
Density Rounding subject
to the provisions of
Article 23
Minimum 40 du/ac
Maximum 60 du/ac
Setbacks (Minimum)
Front Setback 15 feet
Side Setback 5 feet
Rear Setback 20 feet
Additional Setbacks: A minimum 30-foot setback shall
be required from any property line
abutting a single-family zone.

Height (Average) 55 feet For those portions
of a site within 50
feet of a property
located in a singlefamily residential
district: 40 feet.

Lot Coverage (Maximum) 70%
Open Space
Usable Open Space
(Minimum)
200 sf/unit; If private, 6 feet by 10
feet minimum dimension.

10.h
Packet Pg. 308 Attachment: Attachment C - Exhibit A. Proposed Zoning Text Amendments_CLEAN_250811 (6008 : Housing Element Rezoning Program) 28 Parking Subject to the provisions of Article
28 Permits for Site
Development
Subject to the provisions of Article
32 Accessory Dwelling Unit
Regulations
Subject to the provisions of Article
5 and compliance with State law
Article 59. – MU-30 Mixed Use District
Sec. 9-4.5901. - Permitted and conditional uses.
(a) General Use Provisions. All developments must be mixed-use residential and contain both of the following, except as otherwise provided by state law:
(1) Minimum of 50 percent of gross square footage for residential use per Article 54; and
(2) Non-residential uses meeting the minimum floor area ratio requirements. (b) Permitted uses. The following uses shall be permitted in the MU-30 District:
(1) Duplexes and multiple-family dwellings;
(2) Accessory buildings and uses;
(3) Community care facilities for six (6) or fewer persons; (4) Indoor or outdoor cultivation of cannabis for personal use as an accessory use to a primary dwelling unit, subject to the standards contained in Article 48 of this chapter;
(5) Accessory dwelling units and junior accessory dwelling units, subject to the standards of Article 4.5;
(6) Retail stores, shops, and other uses, including, but not limited to, food markets, drug stores, liquor stores and retail restaurants, but excluding firearms sales and any marijuana operation as defined in Article 48 of this chapter;
(7) Personal services, such as professional offices, shoe repair, barber and beauty shops, laundries and dry cleaning establishments, banks and financial institutions, and massage establishments under six hundred forty (640) square feet of treatment floor space (see licensing requirements Title 5, Chapter 19);
(8) Business and administrative offices when located entirely above the ground floor of any commercial structure;

10.h
Packet Pg. 309 Attachment: Attachment C - Exhibit A. Proposed Zoning Text Amendments_CLEAN_250811 (6008 : Housing Element Rezoning Program) 29 (9) Art galleries and instructional studios for dance and arts or crafts and craft production shops;
(10) Personal and business service establishments, including financial institutions;
(11) Offices;
(12) Newspaper, printing, and lithography plants not exceeding five thousand (5,000) square feet in net usable area;
(13) Retail restaurants, fast food restaurants, restaurants and bars; (14) Household appliance and furniture sales and service in conjunction with sales;
(15) Veterinary hospitals and clinics;
(16) In the Coastal Zone, visitor-serving commercial uses, as defined in Section 9-4.4302(av) of Article 43 of this chapter; and (17) Emergency shelters for twenty (20) or less persons or beds, subject to the standards of Article 53.
(c) Conditional uses. Conditional uses allowed in the MU-30 District, subject to obtaining a use permit, shall be as follows:
(1) Coastal access;
(2) Service stations;
(3) Retail alcohol sales in conjunction with service stations; (4) Mini-markets and similar retail uses in conjunction with services stations; (5) Conversion of service stations from full service to self-service; (6) Motels and drive-in restaurants;
(7) Veterinary hospitals and clinics (small animals);
(8) Special care and child care facilities;
(9) Business and administrative offices, if located on the ground floor; (10) Amusement machine arcades as a new or a part of an existing use; (11) Massage establishments with six hundred forty (640) square feet or larger of treatment floor space;
(12) Restaurants and fast food restaurants;
(13) Pet care and sales establishments, including boarding and grooming;
(14) Health/fitness clubs;
(15) Social halls, clubs, theaters, and nightclubs;
(16) Vehicle and boat sales and service in conjunction with sales; (17) Plumbing, heating, electrical, and appliance repair, service, and supply shops;
(18) Specialty auto service, such as oil changing facilities, not in conjunction with service stations;
(19) Car washes;
(20) Emergency shelters for more than twenty (20) persons or beds but not more than thirty (30), subject to the standards of Article 53; and (21) Community care facilities for more than six persons.

Sec. 9-4.5902. - Development regulations.

10.h
Packet Pg. 310 Attachment: Attachment C - Exhibit A. Proposed Zoning Text Amendments_CLEAN_250811 (6008 : Housing Element Rezoning Program) 30 (a) Basic Regulations: See Table 9-4.5902: MU-30 Development Regulations. (b) Supplemental Regulations: See Section 9.4-5403 (Higher Density Residential and Mixed-Use Districts Development Standards). (c) Multiple-Family Housing Combining District Development Regulations:

See Article 67.

Table 9-4.5902: MU-30 Development Regulations
Regulations Notes
Density Rounding subject to
the provisions of
Article 23
Minimum 20 du/ac
Maximum 30 du/ac
Setbacks (Minimum)
Front Setback 5 feet (10 feet maximum)
Side Setback 10 feet
Rear Setback 20 feet
Additional
Setbacks:

A minimum 30-foot setback shall
be required from any property line
abutting a single-family zone.

Height (Average) 45 feet For those portions
of a site within 50
feet of a property
located in a singlefamily residential
district: 40 feet.

Lot Coverage (Maximum) 70%
Floor Area Ratio (FAR)
(non-residential uses)
There is no
minimum or
maximum FAR for
Residential
component of
development.

Minimum 0.1 FAR
Maximum 2.5 FAR
Open Space
Usable Open Space
(Minimum)
200 sf/unit; If private, 6 feet by 10
feet minimum dimension.

10.h
Packet Pg. 311 Attachment: Attachment C - Exhibit A. Proposed Zoning Text Amendments_CLEAN_250811 (6008 : Housing Element Rezoning Program) 31 Parking Subject to the provisions of Article
28 Permits for Site
Development
Subject to the provisions of Article
32 Accessory Dwelling Unit
Regulations
Subject to the provisions of Article
5 and compliance with State law
Article 60. – MU-40 Mixed Use District
Sec. 9-4.6001. - Permitted and conditional uses.
(a) General Use Provisions. All developments must be mixed-use residential and contain both of the following, except as otherwise provided by state law:
(1) Minimum of 50 percent of gross square footage for residential use per Article 54; and
(2) Non-residential uses meeting the minimum floor area ratio requirements. (b) Permitted uses. The following uses shall be permitted in the MU-40 District:
(1) Duplexes and multiple-family dwellings;
(2) Accessory buildings and uses;
(3) Community care facilities for six (6) or fewer persons; (4) Indoor or outdoor cultivation of cannabis for personal use as an accessory use to a primary dwelling unit, subject to the standards contained in Article 48 of this chapter;
(5) Accessory dwelling units and junior accessory dwelling units, subject to the standards of Article 4.5;
(6) Retail stores, shops, and other uses, including, but not limited to, food markets, drug stores, liquor stores and retail restaurants, but excluding firearms sales and any marijuana operation as defined in Article 48 of this chapter;
(7) Personal services, such as professional offices, shoe repair, barber and beauty shops, laundries and dry cleaning establishments, banks and financial institutions, and massage establishments under six hundred forty (640) square feet of treatment floor space (see licensing requirements Title 5, Chapter 19);
(8) Business and administrative offices when located entirely above the ground floor of any commercial structure;
(9) Art galleries and instructional studios for dance and arts or crafts and craft production shops;
(10) Personal and business service establishments, including financial institutions;

10.h
Packet Pg. 312 Attachment: Attachment C - Exhibit A. Proposed Zoning Text Amendments_CLEAN_250811 (6008 : Housing Element Rezoning Program) 32 (11) Offices;
(12) Newspaper, printing, and lithography plants not exceeding five thousand (5,000) square feet in net usable area;
(13) Retail restaurants, fast food restaurants, restaurants and bars; (14) Household appliance and furniture sales and service in conjunction with sales;
(15) Veterinary hospitals and clinics; and
(16) In the Coastal Zone, visitor-serving commercial uses, as defined in Section 9-4.4302(av) of Article 43 of this chapter.
(c) Conditional uses. Conditional uses allowed in the MU-40 District, subject to obtaining a use permit, shall be as follows:
(1) Coastal access
(2) Service stations;
(3) Retail alcohol sales in conjunction with service stations; (4) Mini-markets and similar retail uses in conjunction with services stations; (5) Conversion of service stations from full service to self-service; (6) Motels and drive-in restaurants;
(7) Veterinary hospitals and clinics (small animals);
(8) Special care and child care facilities;
(9) Business and administrative offices, if located on the ground floor; (10) Amusement machine arcades as a new or a part of an existing use; (11) Massage establishments with six hundred forty (640) square feet or larger of treatment floor space;
(12) Restaurants and fast food restaurants;
(13) Pet care and sales establishments, including boarding and grooming;
(14) Health/fitness clubs;
(15) Social halls, clubs, theaters, and nightclubs;
(16) Vehicle and boat sales and service in conjunction with sales; (17) Plumbing, heating, electrical, and appliance repair, service, and supply shops;
(18) Specialty auto service, such as oil changing facilities, not in conjunction with service stations;
(19) Car washes;
(20) Community care facilities for more than six persons.

Sec. 9-4.6002. - Development regulations.
(a) Basic Regulations: See Table 9-4.6002: MU-40 Development Regulations. (b) Supplemental Regulations: See Section 9.4-5403 (Higher Density Residential and Mixed-Use Districts Development Standards). (c) Multiple-Family Housing Combining District Development Regulations:

See Article 67.

Table 9-4.6002: MU-40 Development Regulations

10.h
Packet Pg. 313 Attachment: Attachment C - Exhibit A. Proposed Zoning Text Amendments_CLEAN_250811 (6008 : Housing Element Rezoning Program) 33 Regulations Notes
Density Rounding subject
to the provisions of
Article 23
Minimum 25 du/ac
Maximum 40 du/ac
Setbacks (Minimum)
Front Setback 5 feet (10 feet maximum)
Side Setback 10 feet
Rear Setback 20 feet
Additional Setbacks: A minimum 30-foot setback shall
be required from any property line
abutting a single-family zone.

Height (Average) 50 feet For those portions
of a site within 50
feet of a property
located in a singlefamily residential
district: 40 feet.

Lot Coverage (Maximum) 75%
Floor Area Ratio (FAR)
(non-residential uses)
There is no
minimum or
maximum FAR for
Residential
component of
development.

Minimum 0.1 FAR
Maximum 2.5 FAR
Open Space
Usable Open Space
(Minimum)
200 sf/unit; If private, 6 feet by 10
feet minimum dimension.

10.h
Packet Pg. 314 Attachment: Attachment C - Exhibit A. Proposed Zoning Text Amendments_CLEAN_250811 (6008 : Housing Element Rezoning Program) 34 Article 61. – MU-50 Mixed Use District
Sec. 9-4.6101. - Permitted and conditional uses.
(a) General Use Provisions. All developments must be mixed-use residential and contain both of the following, except as otherwise provided by state law:
(1) Minimum of 50 percent of gross square footage for residential use per Article 54; and
(2) Non-residential uses meeting the minimum floor area ratio requirements. (b) Permitted uses. The following uses shall be permitted in the MU-50 District:
(1) Duplexes and multiple-family dwellings;
(2) Accessory buildings and uses;
(3) Community care facilities for six (6) or fewer persons; (4) Indoor or outdoor cultivation of cannabis for personal use as an accessory use to a primary dwelling unit, subject to the standards contained in Article 48 of this chapter;
(5) Accessory dwelling units and junior accessory dwelling units, subject to the standards of Article 4.5;
(6) Retail stores, shops, and other uses, including, but not limited to, food markets, drug stores, liquor stores and retail restaurants, but excluding firearms sales and any marijuana operation as defined in Article 48 of this chapter;
(7) Personal services, such as professional offices, shoe repair, barber and beauty shops, laundries and dry cleaning establishments, banks and financial institutions, and massage establishments under six hundred forty (640) square feet of treatment floor space (see licensing requirements Title 5, Chapter 19);
(8) Business and administrative offices when located entirely above the ground floor of any commercial structure;
(9) Art galleries and instructional studios for dance and arts or crafts and craft production shops;
(10) Personal and business service establishments, including financial institutions;
(11) Offices;
(12) Newspaper, printing, and lithography plants not exceeding five thousand (5,000) square feet in net usable area;
(13) Retail restaurants, fast food restaurants, restaurants and bars; (14) Household appliance and furniture sales and service in conjunction with sales;
(15) Veterinary hospitals and clinics; and
(16) In the Coastal Zone, visitor-serving commercial uses, as defined in Section 9-4.4302(av) of Article 43 of this chapter.

10.h
Packet Pg. 315 Attachment: Attachment C - Exhibit A. Proposed Zoning Text Amendments_CLEAN_250811 (6008 : Housing Element Rezoning Program) 35 (c) Conditional uses. Conditional uses allowed in the MU-50 District, subject to obtaining a use permit, shall be as follows:
(1) Coastal access;
(2) Service stations;
(3) Retail alcohol sales in conjunction with service stations; (4) Mini-markets and similar retail uses in conjunction with services stations; (5) Conversion of service stations from full service to self-service; (6) Motels and drive-in restaurants;
(7) Veterinary hospitals and clinics (small animals);
(8) Special care and child care facilities;
(9) Business and administrative offices, if located on the ground floor; (10) Amusement machine arcades as a new or a part of an existing use; (11) Massage establishments with six hundred forty (640) square feet or larger of treatment floor space;
(12) Restaurants and fast food restaurants;
(13) Pet care and sales establishments, including boarding and grooming;
(14) Health/fitness clubs;
(15) Social halls, clubs, theaters, and nightclubs;
(16) Vehicle and boat sales and service in conjunction with sales; (17) Plumbing, heating, electrical, and appliance repair, service, and supply shops;
(18) Specialty auto service, such as oil changing facilities, not in conjunction with service stations;
(19) Car washes;
(20) Community care facilities for more than six persons.

Sec. 9-4.6102. - Development regulations.
(a) Basic Regulations: See Table 9-4.6102: MU-50 Development Regulations. (b) Supplemental Regulations: See Section 9.4-5403 (Higher Density Residential and Mixed-Use Districts Development Standards). (c) Multiple-Family Housing Combining District Development Regulations:

See Article 67.

Table 9-4.6102: MU-50 Development Regulations
Regulations Notes
Density Rounding subject
to the provisions of
Article 23
Minimum 30 du/ac
Maximum 50 du/ac
Setbacks (Minimum)
Front Setback 5 feet (10 feet maximum)
Side Setback 5 feet

10.h
Packet Pg. 316 Attachment: Attachment C - Exhibit A. Proposed Zoning Text Amendments_CLEAN_250811 (6008 : Housing Element Rezoning Program) 36 Rear Setback 15 feet
Additional Setbacks: A minimum 30-foot setback shall
be required from any property line
abutting a single-family zone.

Height (Average) 55 feet For those portions
of a site within 50
feet of a property
located in a singlefamily residential
district: 40 feet.

Lot Coverage (Maximum) 70%
Floor Area Ratio (FAR)
(non-residential uses)
There is no
minimum or
maximum FAR for
Residential
component of
development.

Minimum 0.1 FAR
Maximum 2.5 FAR
Open Space
Usable Open Space
(Minimum)
200 sf/unit; If private, 6 feet by 10
feet minimum dimension.

10.h
Packet Pg. 317 Attachment: Attachment C - Exhibit A. Proposed Zoning Text Amendments_CLEAN_250811 (6008 : Housing Element Rezoning Program) 37 (a) General Use Provisions. All developments must be mixed-use residential and contain both of the following, except as otherwise provided by state law:
(1) Minimum of 50 percent of gross square footage for residential use per Article 54; and
(2) Non-residential uses meeting the minimum floor area ratio requirements. (b) Permitted uses. The following uses shall be permitted in the MU-60 District:
(1) Duplexes and multiple-family dwellings;
(2) Accessory buildings and uses;
(3) Community care facilities for six (6) or fewer persons; (4) Indoor or outdoor cultivation of cannabis for personal use as an accessory use to a primary dwelling unit, subject to the standards contained in Article 48 of this chapter;
(5) Accessory dwelling units and junior accessory dwelling units, subject to the standards of Article 4.5;
(6) Retail stores, shops, and other uses, including, but not limited to, food markets, drug stores, liquor stores and retail restaurants, but excluding firearms sales and any marijuana operation as defined in Article 48 of this chapter;
(7) Personal services, such as professional offices, shoe repair, barber and beauty shops, laundries and dry cleaning establishments, banks and financial institutions, and massage establishments under six hundred forty (640) square feet of treatment floor space (see licensing requirements Title 5, Chapter 19);
(8) Business and administrative offices when located entirely above the ground floor of any commercial structure;
(9) Art galleries and instructional studios for dance and arts or crafts and craft production shops;
(10) Personal and business service establishments, including financial institutions;
(11) Offices;
(12) Newspaper, printing, and lithography plants not exceeding five thousand (5,000) square feet in net usable area;
(13) Retail restaurants, fast food restaurants, restaurants and bars; (14) Household appliance and furniture sales and service in conjunction with sales;
(15) Veterinary hospitals and clinics; and
(16) In the Coastal Zone, visitor-serving commercial uses, as defined in Section 9-4.4302(av) of Article 43 of this chapter.

10.h
Packet Pg. 318 Attachment: Attachment C - Exhibit A. Proposed Zoning Text Amendments_CLEAN_250811 (6008 : Housing Element Rezoning Program) 38 (c) Conditional uses. Conditional uses allowed in the MU-60 District, subject to obtaining a use permit, shall be as follows:
(1) Coastal access
(2) Service stations;
(3) Retail alcohol sales in conjunction with service stations; (4) Mini-markets and similar retail uses in conjunction with services stations; (5) Conversion of service stations from full service to self-service; (6) Motels and drive-in restaurants;
(7) Veterinary hospitals and clinics (small animals);
(8) Special care and child care facilities;
(9) Business and administrative offices, if located on the ground floor; (10) Amusement machine arcades as a new or a part of an existing use; (11) Massage establishments with six hundred forty (640) square feet or larger of treatment floor space;
(12) Restaurants and fast food restaurants;
(13) Pet care and sales establishments, including boarding and grooming;
(14) Health/fitness clubs;
(15) Social halls, clubs, theaters, and nightclubs;
(16) Vehicle and boat sales and service in conjunction with sales; (17) Plumbing, heating, electrical, and appliance repair, service, and supply shops;
(18) Specialty auto service, such as oil changing facilities, not in conjunction with service stations;
(19) Car washes;
(20) Community care facilities for more than six persons.

Sec. 9-4.6202. - Development regulations.
(a) Basic Regulations: See Table 9-4.6202: MU-60 Development Regulations. (b) Supplemental Regulations: See Section 9.4-5403 (Higher Density Residential and Mixed-Use Districts Development Standards). (c) Multiple-Family Housing Combining District Development Regulations:

See Article 67.

Table 9-4.6202: MU-50 Development Regulations
Regulations Notes
Density Rounding subject
to the provisions of
Article 23
Minimum 40 du/ac
Maximum 60 du/ac
Setbacks (Minimum)
Front Setback 5 feet (10 feet maximum)
Side Setback 5 feet

10.h
Packet Pg. 319 Attachment: Attachment C - Exhibit A. Proposed Zoning Text Amendments_CLEAN_250811 (6008 : Housing Element Rezoning Program) 39 Rear Setback 10 feet
Additional Setbacks: A minimum 30-foot setback shall
be required from any property line
abutting a single-family zone.

Height (Average) 55 feet For those portions
of a site within 50
feet of a property
located in a singlefamily residential
district: 40 feet.

Lot Coverage (Maximum) 70%
Floor Area Ratio (FAR)
(non-residential uses)
There is no
minimum or
maximum FAR for
Residential
component of
development.

Minimum 0.1 FAR
Maximum 3.0 FAR
Open Space
Usable Open Space
(Minimum)
200 sf/unit; If private, 6 feet by 10
feet minimum dimension.

10.h
Packet Pg. 320 Attachment: Attachment C - Exhibit A. Proposed Zoning Text Amendments_CLEAN_250811 (6008 : Housing Element Rezoning Program) 40 (a) General Use Provisions.
(1) All developments must include a minimum of 50 percent of gross square footage for residential use per Article 54.
(2) Mixed-use residential development is allowed provided the requirements of Subsection (a)(1) are met, and the nonresidential use is permitted pursuant to Subsections (b) or (c).
(b) Permitted uses. The following uses shall be permitted in the MU-I-30 District:
(1) Duplexes and multiple-family dwellings;
(2) Accessory buildings and uses;
(3) Community care facilities for six (6) or fewer persons; (4) Indoor or outdoor cultivation of cannabis for personal use as an accessory use to a primary dwelling unit, subject to the standards contained in Article 48 of this chapter;
(5) Accessory dwelling units and junior accessory dwelling units, subject to the standards of Article 4.5;
(6) Art galleries, dance/art studios, and craft production shops; (7) Performing arts venues;
(8) Libraries
(9) Religious institutions; and
(10) Accessory uses incidental to a permitted or conditional use. (c) Conditional uses. Conditional uses allowed in the MU-I-30 District, subject to obtaining a use permit, shall be as follows:
(1) Boardinghouses, dormitories;
(2) Lodges, clubs, and clubrooms;
(3) Schools;
(4) Parks and playgrounds;
(5) Bed & breakfast inns;
(6) Coastal access;
(7) Mobile home parks
(8) Community care facilities for more than six persons.

Sec. 9-4.6302. - Development regulations.
(a) Basic Regulations: See Table 9-4.6302: MU-I-30 Development Regulations.
(b) Supplemental Regulations: See Section 9.4-5403 (Higher Density Residential and Mixed-Use Districts Development Standards). (c) Multiple-Family Housing Combining District Development Regulations:

See Article 67.

Table 9-4.6302: MU-I-30 Development Regulations

10.h
Packet Pg. 321 Attachment: Attachment C - Exhibit A. Proposed Zoning Text Amendments_CLEAN_250811 (6008 : Housing Element Rezoning Program) 41 Regulations Notes
Density Rounding subject
to the provisions of
Article 23
Minimum 20 du/ac
Maximum 30 du/ac
Setbacks (Minimum)
Front Setback 15 feet
Side Setback 10 feet
Rear Setback 10 feet
Additional Setbacks: A minimum 30-foot setback shall
be required from any property line
abutting a single-family zone.

Height (Average) 40 feet
Lot Coverage (Maximum) 60%
Floor Area Ratio (FAR) N/A
Open Space
Usable Open Space
(Minimum)
200 sf/unit; If private, 6 feet by 10
feet minimum dimension.

10.h
Packet Pg. 322 Attachment: Attachment C - Exhibit A. Proposed Zoning Text Amendments_CLEAN_250811 (6008 : Housing Element Rezoning Program) 42 (2) Accessory buildings and uses;
(3) Community care facilities for six (6) or fewer persons; (4) Indoor or outdoor cultivation of cannabis for personal use as an accessory use to a primary dwelling unit, subject to the standards contained in Article 48 of this chapter;
(5) Accessory dwelling units and junior accessory dwelling units, subject to the standards of Article 4.5;
(6) Art galleries, dance/art studios, and craft production shops; (7) Performing arts venues;
(8) Libraries;
(9) Religious institutions and
(10) Accessory uses incidental to a permitted or conditional use. (c) Conditional uses. Conditional uses allowed in the MU-I-40 District, subject to obtaining a use permit, shall be as follows:
(1) Boardinghouses, dormitories;
(2) Lodges, clubs, and clubrooms;
(3) Schools;
(4) Parks and playgrounds;
(5) Bed & breakfast inns;
(6) Coastal access;
(7) Mobile home parks
(8) Community care facilities for more than six persons.

Sec. 9-4.6402. - Development regulations.
(a) Basic Regulations: See Table 9-4.6402: MU-I-40 Development Regulations.
(b) Supplemental Regulations: See Section 9.4-5403 (Higher Density Residential and Mixed-Use Districts Development Standards). (c) Multiple-Family Housing Combining District Development Regulations:

See Article 68.

Table 9-4.6402: MU-I-40 Development Regulations
Regulations Notes
Density Rounding subject
to the provisions of
Article 23
Minimum 25 du/ac
Maximum 40 du/ac
Setbacks (Minimum)
Front Setback 15 feet
Side Setback 5 feet
Rear Setback 20 feet

10.h
Packet Pg. 323 Attachment: Attachment C - Exhibit A. Proposed Zoning Text Amendments_CLEAN_250811 (6008 : Housing Element Rezoning Program) 43 Additional Setbacks: A minimum 30-foot setback shall be required from any property line
abutting a single-family zone.

Height (Average) 45 feet
Lot Coverage (Maximum) 60%
Floor Area Ratio (FAR) N/A
Open Space
Usable Open Space
(Minimum)
200 sf/unit; If private, 6 feet by 10
feet minimum dimension.

Parking Subject to the provisions of Article
28 Permits for Site
Development
Subject to the provisions of Article
32 Accessory Dwelling Unit
Regulations
Subject to the provisions of Article
5 and compliance with State law
Article 65. – MU-I-50 Mixed Use Institutional District 50 Sec. 9-4.6501. - Permitted and conditional uses.
(a) General Use Provisions.
(1) All developments must include a minimum of 50 percent of gross square footage for residential use per Article 54.
(2) Mixed-use residential development is allowed provided the requirements of Subsection (a)(1) are met, and the nonresidential use is permitted pursuant to Subsections (b) or (c).
(b) Permitted uses. The following uses shall be permitted in the MU-I-50 District:
(1) Duplexes and multiple-family dwellings;
(2) Accessory buildings and uses;
(3) Community care facilities for six (6) or fewer persons; (4) Indoor or outdoor cultivation of cannabis for personal use as an accessory use to a primary dwelling unit, subject to the standards contained in Article 48 of this chapter;
(5) Accessory dwelling units and junior accessory dwelling units, subject to the standards of Article 4.5;
(6) Art galleries, dance/art studios, and craft production shops; (7) Performing arts venues;
(8) Libraries;
(9) Religious institutions; and

10.h
Packet Pg. 324 Attachment: Attachment C - Exhibit A. Proposed Zoning Text Amendments_CLEAN_250811 (6008 : Housing Element Rezoning Program) 44 (10) Accessory uses incidental to a permitted or conditional use. (c) Conditional uses. Conditional uses allowed in the MU-I-50 District, subject to obtaining a use permit, shall be as follows:
(1) Boardinghouses, dormitories;
(2) Lodges, clubs, and clubrooms;
(3) Schools;
(4) Parks and playgrounds;
(5) Bed & breakfast inns;
(6) Coastal access;
(7) Mobile home parks
(8) Community care facilities for more than six persons.

Sec. 9-4.6502. - Development regulations.
(a) Basic Regulations: See Table 9-4.6502: MU-I-50 Development Regulations.
(b) Supplemental Regulations: See Section 9.4-5403 (Higher Density Residential and Mixed-Use Districts Development Standards). (c) Multiple-Family Housing Combining District Development Regulations:

See Article 67.

Table 9-4.6502: MU-I-50 Development Regulations
Regulations Notes
Density Rounding subject
to the provisions of
Article 23
Minimum 30 du/ac
Maximum 50 du/ac
Setbacks (Minimum)
Front Setback 15 feet
Side Setback 5 feet
Rear Setback 20 feet
Additional Setbacks: A minimum 30-foot setback shall
be required from any property line
abutting a single-family zone.

Height (Average) 50 feet For those portions
of a site within 50
feet of a property
located in a singlefamily residential
district: 40 feet.

Lot Coverage (Maximum) 70%

10.h
Packet Pg. 325 Attachment: Attachment C - Exhibit A. Proposed Zoning Text Amendments_CLEAN_250811 (6008 : Housing Element Rezoning Program) 45 Floor Area Ratio (FAR) N/A
Open Space
Usable Open Space
(Minimum)
200 sf/unit; If private, 6 feet by 10
feet minimum dimension.

Parking Subject to the provisions of Article
28 Permits for Site
Development
Subject to the provisions of Article
32 Accessory Dwelling Unit
Regulations
Subject to the provisions of Article
5 and compliance with State law
Article 66. – MU-I-60 Mixed Use Institutional District 60 Sec. 9-4.6601. - Permitted and conditional uses.
(a) General Use Provisions.
(1) All developments must include a minimum of 50 percent of gross square footage for residential use per Article 54.
(2) Mixed-use residential development is allowed provided the requirements of Subsection (a)(1) are met, and the nonresidential use is permitted pursuant to Subsections (b) or (c).
(b) Permitted uses. The following uses shall be permitted in the MU-I-60 District:
(1) Duplexes and multiple-family dwellings;
(2) Accessory buildings and uses;
(3) Community care facilities for six (6) or fewer persons; (4) Indoor or outdoor cultivation of cannabis for personal use as an accessory use to a primary dwelling unit, subject to the standards contained in Article 48 of this chapter;
(5) Accessory dwelling units and junior accessory dwelling units, subject to the standards of Article 4.5;
(6) Art galleries, dance/art studios, and craft production shops; (7) Performing arts venues;
(8) Libraries;
(9) Religious institutions; and
(10) Accessory uses incidental to a permitted or conditional use.

10.h
Packet Pg. 326 Attachment: Attachment C - Exhibit A. Proposed Zoning Text Amendments_CLEAN_250811 (6008 : Housing Element Rezoning Program) 46 (c) Conditional uses. Conditional uses allowed in the MU-I-60 District, subject to obtaining a use permit, shall be as follows:
(1) Boardinghouses, dormitories;
(2) Lodges, clubs, and clubrooms;
(3) Schools;
(4) Parks and playgrounds;
(5) Bed & breakfast inns;
(6) Coastal access;
(7) Mobile home parks
(8) Community care facilities for more than six persons.

Sec. 9-4.6602. - Development regulations.
(d) Basic Regulations: See Table 9-4.6602: MU-I-60 Development Regulations.
(e) Supplemental Regulations: See Section 9.4-5403 (Higher Density Residential and Mixed-Use Districts Development Standards). (f) Multiple-Family Housing Combining District Development Regulations:

See Article 67.

Table 9-4.6602: MU-I-60 Development Regulations
Regulations Notes
Density Rounding subject
to the provisions of
Article 23
Minimum 40 du/ac
Maximum 60 du/ac
Setbacks (Minimum)
Front Setback 15 feet
Side Setback 5 feet
Rear Setback 20 feet
Additional Setbacks: A minimum 30-foot setback shall
be required from any property line
abutting a single-family zone.

Height (Average) 55 feet For those portions
of a site within 50
feet of a property
located in a singlefamily residential
district: 40 feet.

Lot Coverage (Maximum) 70%
Floor Area Ratio (FAR) N/A
Open Space

10.h
Packet Pg. 327 Attachment: Attachment C - Exhibit A. Proposed Zoning Text Amendments_CLEAN_250811 (6008 : Housing Element Rezoning Program) 47 Usable Open Space
(Minimum)
200 sf/unit; If private, 6 feet by 10
feet minimum dimension.

Parking Subject to the provisions of Article
28 Permits for Site
Development
Subject to the provisions of Article
32 Accessory Dwelling Unit
Regulations
Subject to the provisions of Article
5 and compliance with State law
Article 67 – Multiple-Family Housing Polygon Combining District Sec. 9-4.6701. – Purpose.
(a) The purpose of the Multiple-Family Housing Polygon (MFH-PY) Combining District is to promote the development of housing on sites locally identified in the City of Pacifica Housing Element sites inventory to accommodate development. This District will be superimposed over the underlying basic zones and will supplement the regulations and requirements of those zones.
(b) The MFH-PY Combining District has the following purposes:
(1).To promote multi-family residential and mixed-use development per the underlying zone, within specific areas or polygons on a larger site; and
(2).To implement Housing Element programs and facilitate development of sites identified in the Housing Element Sites Inventory.

Sec. 9-4.6702. – Applicability.
(a) This article applies to sites within the MFH-PY Combining District Overlay established in the City of Pacifica Zoning Map and shown in Table 9-4.6702(a) These sites correspond to sites identified in the City of Pacifica 6th Cycle Housing Element sites inventory .

Table 9-4.6702(a): Multi-Family Housing Combining District Parcels Housing
Element
Site #
Assessor Parcel
Number (APN) Site Address/ Intersection
F 023-593-160 Oddstad Boulevard
21 009-293-070 401 Paloma Avenue

10.h
Packet Pg. 328 Attachment: Attachment C - Exhibit A. Proposed Zoning Text Amendments_CLEAN_250811 (6008 : Housing Element Rezoning Program) 48 Housing
Element
Site #
Assessor Parcel
Number (APN) Site Address/ Intersection
22 022-310-300 1450 Terra Nova Boulevard
24 023-593-140 1111 Terra Nova Boulevard
28 009-440-080 777 Hickey Blvd
009-440-120 Gateway Dr
29 023-041-190 De Solo Dr
203-041-200 De Solo Dr
023-041-270 500 Linda Mar
32 009-164-200 Oceana /Manor
009-164-210 555 Oceana Blvd
009-164-220 549 Oceana Blvd
G 009-610-110 Skyline Blvd
Sec. 9-4.6703. – Combining District Site Additional Requirements (a) Combining district additional requirements:
i. These sites include modified zoning on a portion of the site, namely within specific areas or polygons of a larger site identified by the MFH-PY overlay, in order to allow for the development of housing within the specific area or polygon.

The polygon’s zoning provisions are allowed within the specific area, no matter the zoning designation of the parcel outside the polygon.
ii. Setbacks required by the underlying zoning district are measured from property lines, not the boundaries of the polygon.
iii. Lot coverage allowance established in the underlying zoning district is calculated based on the area of the enclosing polygon, not the property as a whole. Projects may propose lot coverage of up to 100 percent of the area enclosed within the polygon or specific area, less any lot area within the underlying designation’s setback requirements.”

10.h
Packet Pg. 329 Attachment: Attachment C - Exhibit A. Proposed Zoning Text Amendments_CLEAN_250811 (6008 : Housing Element Rezoning Program) +
19 27B
20 02
10 30
31 16B 16A
25 18
21 22
24 28
29 32
G
A
F
H
B
11 38 12
D
E
27A
J I
A3 A4 A5
B3 B4
B5
B6
C3
C4
C5
C6
C7
D3
D4
D5 D6
E3 E4
E5
E6
E7
E8
F2
F3
F4 F5 F6 F7
F8
G1
G2 G3 G4
G5
G6 G7
G8
G9
H1 H2
H3
H4
H5
H6 H7 H8
I2 I3 I4 I5 I6 I7
+
+
+
+
+
X
X
+
+
+
+
+
+
+
+
+ +
+
X
X
X
X
0 ½ 1
Mile
Zoning (Proposed)
Aug. 2025
Grid Index
Residential
R-1-H
R-1/B-10
R-1/B-5
R-1/B-4
R-1/B-3
R-1/B-2
R-1/B-1
R-1
R-2
R-3-G
R-3.1
R-3
R-40
R-60
Combining District
MFH-PY
Mixed Use
MU-30
MU-40
MU-50
MU-60
Mixed Use
Institutional
MU-I-30
MU-I-50
MU-I-60
Commercial
C-1
C-2
C-3
C-R
O
Industrial
M-1
Public & Open
Space
PF
OS
Agriculture
A/B-5
Other
P-D
P
Hillside Preservation
District
Cannabis Operation
Overlay District (CO)
Coastal Zone
City Boundary
Labeled Sites (e.g., 16A,
22, A) reference the listed
site inventory in the City's
6th Cycle Housing Element
(2023-2031).

X requires public vote for
residential development
+ requires public vote to
rezone.

R-30
R-50
No parcels exist within
the following zones: M-2
(Industrial District), R-M
(Resource Management
District), R-3/L.D.
(Multiple-Family/Low
Density Residential
District), SA (Special
Resource Combining
District), R-30
(Multi-Family Residential
30), and R-50 (MultiFamily Residential 50).

MU-I-40
These maps are for
general reference only.

Contact the Planning
Division for specific parcel
zoning

10.i
Packet Pg. 330 Attachment: Attachment C - Exhibit B. Proposed Zoning Maps and Sections_250811 (6008 : Housing Element Rezoning Program) 0 0.07 0.15
Mile
Zoning (Proposed)
Aug. 2025
Page Name: A3

Page 1 of 52 ends

Pacifica City CouncilAugust 11, 2025

Pacifica City Council
August 11, 2025