1 GENERAL PLAN AMENDMENTS
Deleted text is in strike-out and new language is in underlined red text Introduction
1.2 General Plan Requirements
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
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
2 Land Use Designations
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RESIDENTIAL
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. […]
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, 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.
[…]
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 -
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
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
[…]
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. […]
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
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
[…]
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
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. 10 3 Acreages are shown rounded to the nearest whole number, but more detailed numbers are used in calculations.
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
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). 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.
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.