4919-8692-1312 v1
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) PROGRAMS
(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 Programs 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 Programs establish 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
4919-8692-1312 v1
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 Housing Element Programs, 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); 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, 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 4919-8692-1312 v1
Report (EIR) for the Rezoning Program, and, consistent with the Planning Commission’s recommendation, adopted Resolution No. 72-2025 certifying that the EIR was completed in compliance with CEQA, reflects the Council’s independent judgment and analysis, and adopting 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. 73-2025, approving General Plan Text and Map Amendments to implement Housing Element (2023-2031) Program; 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. 72- 2025, 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 B (Proposed Zoning Map). 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
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
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 facility use between the Linda Mar Shopping Center and Park-and-Ride, as well as beach 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
7 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 Programs 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.
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 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. 9 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 25th 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 Exhibit A: Proposed Zoning Text Amendments
HE Rezoning Program
File No. 2025-007
[Page Intentionally Left Blank]
HE Rezoning Program
File No. 2025-007
Exhibit B: Proposed Zoning Map Amendment