CITY OF PACIFICA
CITY COUNCIL MINUTES
Council Chambers
2212 Beach Blvd
Pacifica, CA 94044
Mayor Sue Beckmeyer
Vice Mayor Christine Boles
Councilmember Mary Bier
Councilmember Mayra Espinosa
Councilmember Greg Wright
City Council Regular Meeting 1 September 22, 2025
SPECIAL AND REGULAR MEETING
September 22, 2025 (MONDAY)
www.cityofpacifica.org
Mayor Sue Beckmeyer called the meeting to order on September 22, 2025 at 5:00 PM 5:00 PM - CLOSED SESSION
Mayor Beckmeyer called the closed session meeting to order at 5:00 p.m.
There were no public comments.
00a. CONFERENCE WITH LABOR NEGOTIATORS - Government Code section 54957.6 - Agency designated representatives: Mark Wilson of Burke, Williams, and Sorenson; Employee organizations: Fire Battalion Chiefs, IAFF Local 2400; Fire Fighters, IAFF Local 2400; Management Unit, Teamsters Local 350 ; Miscellaneous Employee, Teamster Local 856; Pacifica Police Officers Association; Police Mgmt. & Police Supervisors; Wastewater Treatment Plant Teamsters Local 856.
00b. CONFERENCE WITH REAL PROPERTY NEGOTIATORS. Pursuant to Government Code section 54956.8. Agency negotiator: Kevin Woodhouse, City Manager. Property: A portion of 540 Crespi Drive, Pacifica, CA (APN 022-162-420). Negotiating parties: City of Pacifica and Breakwater Crespi, LLC. Under negotiation: Price and terms of payment. 00c. CONFERENCE WITH REAL PROPERTY NEGOTIATORS. Pursuant to Government Code section 54956.8. Property: 1220 C Linda Mar Boulevard, Pacifica (APN 023-281-130).
Agency negotiator: Kevin Woodhouse, City Manager. Negotiating parties: City of Pacifica and Stephen Johnson Photography. Under negotiation: Price and terms of payment of lease. 00d. CONFERENCE WITH REAL PROPERTY NEGOTIATORS. Pursuant to Government Code section 54956.8. Property: 1220 Linda Mar Boulevard, Pacifica (APN 023-281-130).
Agency negotiator: Kevin Woodhouse, City Manager. Negotiating parties: City of Pacifica and Art Guild of Pacifica. Under negotiation: Price and terms of payment of lease. 6:00 PM OPEN SESSION
Call to Order
Mayor Beckmeyer reconvened the regular meeting at 6:40 p.m.
City Council Regular Meeting 2 September 22, 2025
Attendee Name Title Status Arrived
Sue Beckmeyer Mayor Present
Christine Boles Vice Mayor Present
Mary Bier Councilmember Present
Mayra Espinosa Councilmember Present
Greg Wright Councilmember Present
City Clerk Coffey took a verbal roll call.
Staff Present: Kevin Woodhouse, City Manager; Denise Bazzano, Asst. City Attorney; Yulia Carter, Asst. City Manager; Maria Sarasua, Police Chief; Scott Leslie, PB&R Director; Samantha Updegrave, Community Development Director; Marisol Gómez, Finance & Administrative Services Director; Louis Sun, PW Dep. Director-Wastewater Div.; Roland Yip, PW Dep. Director-Engineering (Zoom); Craig Wittner, Acting Dep. Fire Chief; Sarah Coffey, City Clerk; Emily La, Dep. City Clerk.
Reading of Land Acknowledgment
Mayor Beckmeyer read the Land Acknowledgement.
Salute to the Flag led by Councilmember Espinosa
Closed Session Report
Asst. City Attorney Bazzano stated closed session has been adjourned until the end of the meeting, and City Council will reconvene in closed session at the end of this regular meeting.
SPECIAL PRESENTATIONS
A. Proclamation: Domestic Violence Awareness Month - October 2025 Mayor Beckmeyer read the proclamation for Domestic Violence Awareness Month.
Lynn Schuette, Director for Quality and Strategic Initiatives at Community Director of Community Overcoming Relationship Abuse (CORA), considered it a great opportunity to let fellow Pacificans know that CORA is there for them 24/7. They provide services free of charge, including legal and mental health services. She shared what they do to help all families.
Councilmember Bier is thankful for agencies like CORA to give people the help, dignity, and life they deserve. She mentioned a domestic violence related murder in her neighborhood, and it was a shock to our community. She said they are forever grateful for CORA.
Vice Mayor Boles was amazed at the work they do. She was curious if children are allowed to call if they lived in an abusive environment. She also asked to hear about partnership with the Police Department.
Councilmember Wright feels it is important for these things to be brought forward. He asked if the number she gave was a 24-hour phone number.
City Council Regular Meeting 3 September 22, 2025
Director Schuette confirmed anyone can call (800) 300-1080 and it is available 24 hours a day, even on holidays.
Councilmember Espinosa stated that the Latino community often sees domestic violence and she appreciated knowing if they have anybody who speaks Spanish.
Director Schuette stated that they do, and they also have a language line.
Mayor Beckmeyer was grateful for the way in which the thoughtfulness of the planning of the resources and the success and awareness across the County.
There were no public comments.
B. Proclamation: Fire Prevention Week (October 5 - 11, 2025) Mayor Beckmeyer read the proclamation for Fire Prevention Week.
Acting Dep. Fire Chief Wittner stated this year’s theme is lithium iron batteries, battery safety, and other risk reduction materials. During Fire Prevention Week, NCFA will be doing two weeks of school visits, concluding with NCFA Open House Fire Service Day on Saturday, October 11, at Linda Mar Fire Station 72.
Councilmember Wright mentioned he saw a hybrid car on a fast charger and it was on fire. It made him think of NCFA and the potential fumes they face. He wondered if there were sufficient warning labels on those, and what can Council do better to help with changing codes to make it safer. He thanked NCFA for the work they have done to keep us safe from fire.
Acting Dep. Fire Chief Wittner thanked him, and in response to electric vehicles, they will be relying on technology change in the future. Currently, they have no choice but to combat the types of fires he mentioned with the equipment they have, such as personal protective equipment. They train regularly when new technology comes out and have the latest, greatest tools. He thinks it will come down to better technology to make it safer. He stated legislation is always changing, and with the new code cycle is additional training on legislation or regulations concerning battery safety. He stated it will take a while before they will get a battery that they would all consider acceptable.
Councilmember Bier added that she feels she has learned so much just from the proclamation and she appreciated that our community learns new things and ways to be safe.
Vice Mayor Boles stated, when we get on a plane, airports always ask if you have any lithium ion batteries in your suitcase and what happens on a plane in the baggage compartment.
Acting Dep. Fire Chief Wittner has come to learn that you can get on the plane and use your devices to a certain extent in airplane mode but they want those devices to be in our presence and immediate surroundings, as if they fail, we can act accordingly, versus in a concealed compartment it can get out of control. He stated each manufacturer has relatively the same type of safety instructions but it is something that goes all too often ignored.
Vice Mayor Boles asked about putting electrical fires out with water.
City Council Regular Meeting 4 September 22, 2025
Acting Dep. Fire Chief Wittner stated that they have been doing that for generations as they have a self-contained electrical system in vehicles and it is the electrical vehicles with a different technology and different electrical system than your average passenger automobile. He stated that you can put copious amounts of water on them.
Vice Mayor Boles asked about putting out fires involving lithium batteries with water.
Acting Dep. Fire Chief Wittner stated no, as those are different. In many cases, there is no extinguishing that until it burns itself out which can be a long duration.
Councilmember Espinosa thanked him as she just learned something new.
Mayor Beckmeyer thanked him for the work with the schools and the open house.
There were no public comments.
CONSENT CALENDAR
Mayor Beckmeyer asked to move Staff Communications after public comment on items not on the agenda but before consideration.
There was Council consensus.
There were no public comments on the Consent Calendar items.
RESULT: ADOPTED [UNANIMOUS]
MOVER: Christine Boles, Vice Mayor
SECONDER: Greg Wright, Councilmember
AYES: Beckmeyer, Boles, Bier, Espinosa, Wright
1. Approval of Minutes
PROPOSED ACTION: Move to approve the minutes for the August 25, 2025 City Council Special and Regular Meeting and the September 8, 2025 City Council Special and Regular Meeting.
2. Continuation of Proclamation of a Local Emergency at the Sewer Mains Crossing Calera Creek in the Vallemar Neighborhood
PROPOSED ACTION: Accept report and make a determination that conditions of local emergency continue to exist at the Sewer Mains Crossing Calera Creek in the Vallemar Neighborhood.
3. Resolution Approving the 2025–2030 Fairway Park Snack Shack User Agreement with Pacifica Little League
PROPOSED ACTION: Adopt a Resolution approving the Fairway Park Snack Shack User Agreement between the City of Pacifica and Pacifica Little League for the operation of the snack shack at Fairway Park for the term of November 1, 2025 through October 31, 2030, with an optional five-year extension, and authorize the City Manager to execute the Agreement.
City Council Regular Meeting 5 September 22, 2025
4. Amendment to Consultant Services Agreement for Professional Planning and Related Services Between the City of Pacifica and Consulting Firm Environmental Science Associates (ESA)
PROPOSED ACTION: Move to adopt the Resolution approving an Amendment to the Agreement for Consultant Services between the City of Pacifica and Environmental Science Associates (ESA), for mapping update services associated with the City’s Local Coastal Land Use Plan (LCLUP), to increase the contract amount by $29,448 for a total contract amount of $131,448, extend the contract term through June 30, 2026, authorize the City Manager to execute the amendment, and find the action exempt from the California Environmental Quality Act (CEQA) pursuant to CEQA Guidelines section 15061(b)(3).
PUBLIC COMMENTS ON ITEMS NOT ON THE POSTED AGENDA
Joaquin Jimenez, Half Moon Bay, shared information about Vaquero Days in Half Moon Bay, an ongoing event that would take place in the middle of August, and invited Pacificans to participate.
PUBLIC HEARINGS - NONE.
CONSIDERATION
5. Study session to discuss future adoption of local amendments to the 2025 Edition of the California Building Standards Code and Fire Code, including local amendments PROPOSED ACTION: Receive a presentation and provide direction regarding further analysis of options regarding future adoption of local amendments to the 2025 Edition of the California Building Standards Code and Fire Code.
Community Development Director Updegrave presented the staff report.
Mayor Beckmeyer opened public comments and, seeing none, closed public comments.
Vice Mayor Boles stated she is trying to understand the fire maps. There was a map of Wildland Urban Interface (WUI) in Pacifica and that was the first time she has seen that in the Housing Element EIR. She described the Fire Hazard Severity Zones map that was recently adopted and then CalFire updated the fire hazard severity zones in Pacifica. She asked, as a starting point, about the Building Code changes and what the new requirements are that were not in the Code before or have been expanded. She asked if it is new construction or existing remodels also.
Acting Dep. Fire Chief Wittner referred to the Local Responsibility Area Fire Hazard Severity Zones created by CalFire. He stated that, prior to February 24, 2024, local agencies throughout the state did not have any Local Responsibility Area (LRA) maps from CalFire and had worked within the Fire Hazard Severity Zone maps that were created by CalFire in 2008. Many cities adopted those maps but did not include LRAs as we have in Pacifica now. He stated that these are new to us. Various jurisdictions throughout the State, prior to this year, worked with the SRA maps created by CalFire. Now we have our own maps created by CalFire which covers our jurisdictions in Pacifica and defines the three zones (moderate, high and very high). That means that new regulations for this triannual code adoption currently exists. As soon as we adopted the LRA maps, if we had any development in the red or very high areas, the regulations would have automatically applied to those areas. The State told us that their intention is to City Council Regular Meeting 6 September 22, 2025
make some of those same rules apply to the orange or high areas in Pacifica. He stated that the primary change is the Chapter 7A requirements, which is the California Wildland and Urban Interface Code now, the chapter in the Building Code which describes how to build things in those wild and urban interface areas, primarily the fire hazard severity zones. The State is now telling us that they are going to apply to the high areas as of January 2026. For further clarification, within the new California Wildland and Urban Interface code, some erroneous language that was mistakenly sent to publication before changes were made as intended, and the State Fire Marshall has told us they are going to add some emergency legislation that will fix these first edition books and clean up that language. Therefore, the State is telling us that, by January 2026, what is currently required in the very high or red areas for construction will be required in the high or orange areas in Pacifica.
Vice Mayor Boles asked about the basic requirements for fire areas.
Acting Dep. Fire Chief Wittner stated we would not necessarily have fire rated assemblies. It is the exterior accoutrements which need to be non-combustible, i.e. roofs, windows, venting, construction materials on the exterior of homes, and defensible space for new construction.
Councilmember Espinosa asked if that is for new buildings or existing ones have to retrofit.
Acting Dep. Fire Chief Wittner stated it does not mean retrofits, but new buildings and some remodels will require fire resistant construction on exteriors. Additions would have to comply with the fire-resistant construction requirements but not the remainder of an existing home, only the new exterior construction.
Vice Mayor Boles stated her understanding was that beyond the fire hazard areas, there are areas where we have development close to open space that is also more dangerous for fires.
The staff report says that Pacifica has not adopted wildland and urban interface ordinances but other cities have. She understands that these requirements also apply to the potential maps where wild and urban interfaces are beyond the CalFire maps.
Acting Dep. Fire Chief Wittner referred to Wildland and Urban Interface (WUI). There is a multitude of WUI areas throughout California and various maps which talk about different WUI areas such as the federal wild and urban interface maps that the US Forest Service uses. He stated that the federal WUI maps are for federal lands and nothing to do with state lands.
Another thing is the for Fire and Resource Assessment Program (FRAP) maps and they are a division within CalFire that collects data and analyze and utilize the data in one of the divisions to create the Fire Hazard Severity Zone maps which govern us in California, both the state responsibility area as well as LRA maps. There is only one set of maps which govern the City which is the Fire Hazard Severity Zone maps and those are the maps that drive our development in local planning decisions.
Vice Mayor Boles asked if the 2019 map from California Department of Forestry and Fire Protection does not apply to us here either.
Acting Dep. Fire Chief Wittner stated the only maps that apply to us in Pacifica are going to be from CalFire which are Fire Hazard Severity Zone maps, the state maps for both state lands and local lands that govern our regulations.
Vice Mayor Boles asked if there is still an option to adopt separate wildland urban interface ordinances before under the fire code.
City Council Regular Meeting 7 September 22, 2025
Acting Dep. Fire Chief Wittner stated that other cities have done so prior to release of the new LRA maps and there will be cities who change or alter their maps or rules after these maps have been released and adopted. Months ago during adoption of these maps, we started learning about how the process is and the State gave us guidelines that say we can change the designation as we see fit for the moderate and high areas, but for the very high areas, we will need substantial evidence entered into the record in order to do that. He stated our response was that we are not aware of any data that is better than what the State used to create the Fire Hazard Severity Zone maps for our LRA. He stated the City could choose to create an ordinance or undertake a study to determine if additional areas in the City needed additional regulation, but that would also require inspections and additional regulations.
Vice Mayor Boles added that it is an additional burden on homeowners to comply.
Acting Dep. Fire Chief Wittner agreed.
Vice Mayor Boles wanted to make sure the map was not missing something he felt was needed because it is harder to fight fires in these areas with things on hills, open space, trees, etc.
Acting Dep. Fire Chief Wittner added that the map includes data that the State has collected over the past several decades and that is the model that tells us that, according to their data, the fire hazard severity in those areas is greater than average areas and those three designations. He also reminded Council that the State has communicated it is their intention to review these maps in no longer than five-year increments.
Vice Mayor Boles stated she had a specific question about undergrounding utilities on packet page 94, which includes other local CBC amendments. She stated one of our REACH code ordinances is about undergrounding utilities that may not necessarily be in every city and it is required for any new construction. There were exceptions for areas that had recently been paved within a year of the project construction. She wondered, in the high fire hazard severity zones, whether we want to leave some of those exceptions in or try to ask for those, especially in the high fire areas, to be underground. She had spoken with PG&E and they are focused on undergrounding in fire areas but Pacifica’s not going to be high on their list. She asked if we should be granting exceptions for that for new development.
Community Development Director Updegrave stated, to clarify, if Vice Mayor Boles was asking about changes to the existing utility undergrounding as a potential to explore.
Asst. City Attorney Bazzano clarified further that we are talking about undergrounding requirements for private property owners, not utility companies like PG&E.
Vice Mayor Boles did not think there were any proposed changes and we do not have to answer now but, as we are considering changes, that was something she thought could be an exception we should necessarily grant in high fire areas.
Asst. City Attorney Bazzano stated the recommendation is the other local CBC amendments be re-adopted and no changes are needed based on the 2025 CBC and staff recommends readoption of all local amendments except as noted in the staff report about the REACH code.
Vice Mayor Boles stated staff was not proposing changes and she thought that Fire looked at all of these and were not proposing but she wanted to ask the question as it might be a good idea.
City Council Regular Meeting 8 September 22, 2025
Mayor Beckmeyer asked if there are any other questions before the REACH codes.
Vice Mayor Boles referred to our fireworks code on packet page 99 and Fire had not requested any changes to that language. She wanted to ask if Police had reviewed that and had some other suggestions, such as things that might help with enforcement of particularly illegal fireworks.
City Manager Woodhouse stated he can address a couple of the questions that came up in advance regarding that particular chapter, which is not under consideration for revisions. One was related to a reference in the code about, if caught with 25 pounds and under, it moves you into a different section of the criminal code. He stated the chapter does not limit enforcement and there are different fines. There is an enforcement structure there for possession of any illegal fireworks. The other question related to if it would be beneficial to insert the word “transport”. According to the Police, that is not necessary as transport is possession.
Vice Mayor Boles appreciated that information.
Councilmember Wright asked how Fire feels about those automatic shut-off valves in the gas lines coming into houses for earthquakes.
Acting Dep. Fire Chief Wittner stated that he does not deal with that subject very often, but he would think any automatic shut-off during an event is a good idea.
Councilmember Wright asked if we have a higher propensity for fire hazards that occur through electric appliances or gas appliances.
Acting Dep. Fire Chief Wittner stated that he does not have data on that and he strictly looks at them as ignition sources but he would say that we have fires of equal value on both sides. It is just a matter of combustibles stacked too close to water heater but we have a range of electrical appliances that also failed.
Councilmember Wright asked, in terms of ember cast diameter around the venting in houses, whether we learned any good lessons from the fires in Southern California that we should contemplate changing in our codes.
Acting Dep. Fire Chief Wittner thought not, as the State is going in the right direction. He added that homeowners should also look at what else they can do on their own despite regulations.
Councilmember Wright asked if Fire has a website that tells people about what defensible space means and recommendations in terms of defensible space.
Acting Dep. Fire Chief Wittner referred to CalFire and the Ready for Wildfire that is designed for us by CalFire that talks about defensible space and home hardening. He stated, if people have questions, call the local Fire Department at 650-800-6580 or reach them at northcountyfire.gov.
Councilmember Wright asked if he does any collaboration with insurance companies about what it is they might want to see.
Acting Dep. Fire Chief Wittner stated personally no, but belonging to the State Fire Marshall’s group, we do collaborate and receive with release of the new maps some training and City Council Regular Meeting 9 September 22, 2025
collaborations from local insurance representatives, including the State Fire Marshall who had some of the insurance representatives providing us with information, talking about legislation and information to present to the homeowners about how to reduce risk.
Councilmember Wright asked if he was aware of anywhere in Pacifica that has any ULD listed, electrical panels for example, in any areas that people might want to consider changing.
Acting Dep. Fire Chief Wittner does not have any of that information.
Councilmember Wright thanked him for being so well-informed and for his services.
Vice Mayor Boles referred to packet page 110 where there is a list of our current REACH codes and comparisons to new building codes, including on affordable housing. She suggested HEART could take a look at this with us to see if they might have any suggestions about protecting affordable housing units that are built for at least 45 years. She does not know if it applies to sale of units too or belongs in a REACH code. She was surprised to see this in a REACH code.
Community Development Director Updegrave believes the reason why we have a definition is because our codes have certain exceptions for affordable housing units but the CBC does not have a definition. This was added during the 2022 code cycle for Pacifica so we have a standard which we can apply.
Councilmember Bier was sure the HEART staff working with us would be amenable to questions.
Vice Mayor Boles referred to electrical vehicle changes on packet page 111 and understood that the new code is much stricter and not just needing to provide EV ready but providing actual EV charging spaces. She wanted to clarify that language concerning amendments to the definitions.
Building Official McFann stated the REACH code section corresponds with the State’s language.
Vice Mayor Boles stated that it does say EV ready as opposed to just an EV space. The State has much simpler language and does not define the level of the charging. She understood that we have level 1 which is a slow trickle charger and we are requiring level 2 which is a pretty fast charger. The state has an intermediate, low power level 2 that they are allowing. She was told that was twice as fast as level 1 but twice as slow as level 2, in between the two, and the State allows that whereas ours requires the faster level 2. The concern raised from Peninsula Clean Energy’s point of view is that it is a much more expensive outlet for the developer to put in and car charging is a huge electrical load draw and by requiring something that is faster than the State requires, we are adding a considerable amount of cost to the development of housing that might be a burden and precluding some housing development.
Councilmember Wright clarified that it may necessitate the two different sources and necessitate a different thickness of wire from the readiness perspective. He would be in favor of having the larger wiring to be able to accommodate the faster charger which would require more amps.
Vice Mayor Boles stated that it is faster but it is an expense.
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Councilmember Wright stated that the charger was the expense, not the wire, and he would be more interested in making sure we have the right wire at the wall.
Vice Mayor Boles stated the wire needs to go back to the spot on the panel which is where it gets expensive to have room for the wire.
Building Official McFann stated his recollection from three years ago is Council had discussion about the larger charger and larger power as the thought was that level 1 is not particularly useful.
Vice Mayor Boles stated that there are now options in between.
City Manager Woodhouse heard that there may be a development of a level of charging in between 1 and 2, and it would be something we want to research and try to understand but, if that is an area Council wants staff to research before they bring this back, we are happy to do that.
Mayor Beckmeyer reopened public comment.
Blake Herrschaft, Peninsula Clean Energy engineer, appreciated the opportunity to clarify some things. He has been supporting their REACH codes program since 2019 and it has been a complicated issue. He stated that Pacifica’s REACH code currently on the books is, in some ways, more stringent in terms of level of charging. He added that, during the intervening code cycle which happens between three years, 18 months in, there was also a direct wiring requirement that was made; if you are in a multi-family dwelling unit, this requires that the outlet gets wired directly from the parking space to the unit, allowing the occupant of that unit to pay for the electricity used by that car. That was one addition made, as well as the addition Vice Mayor Boles had correctly noted, which is low power level 2 requirement. Peninsula Clean Energy tends to recommend level 1 or greater. He remembers that Pacifica’s code was more than that. The State code is low power level 2 and directly wired to the unit.
Councilmember Wright asked about the State requirement of all-electric cars by 2035 and then reducing our parking requirements and potentially not putting EV chargers on new construction.
He asked if our codes are sufficient in terms of planning for the future.
Mr. Herrschaft stated that their REACH code team is very excited about the direction on this particular item which is multi-family charging. Their approach as technical support has been to balance allowing a slower speed that still works at parking spaces while ensuring that everyone has an outlet at their home.
Councilmember Wright asked, with his level 1 charger that he is a proponent of, if he would be able to get 125 miles of range with overnight charging.
Mr. Herrschaft stated a level 1 charger would need two overnight sessions to replenish that level.
Vice Mayor Boles asked about the mid-range.
Mr. Herrschaft stated that they would have charged overnight on the low power level 2. He stated 125 miles is a decent amount in a day and you could have multiple dates to replenish City Council Regular Meeting 11 September 22, 2025
that, but this is definitely a balance and up to Council to make the decision. That is why low power level 2 does have a significant benefit. He stated that would have been replenished on low power level 2 but not on level 1.
Mayor Beckmeyer closed public comments.
Councilmember Wright stated his concern is that, if we make it only level 1 or low level 2, people would not necessarily be able to charge or, if sharing a parking spot because it is a 2- or 3- bedroom place and they need to charge two cars, we would be shorting them and could be building in a potential problem. He is an advocate for as much charging capacity as we can put in, but whatever the strictest one we can get away with, that is what he would like to do.
Vice Mayor Boles agreed, but at some point, it becomes expensive on these multi-family and what is the tradeoff. She thinks that it would be helpful to understand a bit more.
Mayor Beckmeyer added that, as Councilmember Wright mentioned, the changing nature of the requirements, especially as they are not coming from Building Codes but Housing and Community Development. The limitations on parking that are seen time and again, as it is clear that there is an emphasis and urgency for public transportation in multi-family and citing that kind of housing near transit. She is wondering, as we look at it and prepare for Council’s adoption, do we need to take another look at the multi-family requirements. She is hearing units wired to apartments to specific dwelling units, but she is also wondering about charging for the visitor parking or, when there is more than one vehicle that needs to be charged, is there some other additional EV charging requirement that we should be making or retaining in our code.
She stated we are going to be building more and she wants to be sure that the rules we outline are practical for everybody.
Councilmember Wright mentioned one supercharging site for every 25 units.
Mayor Beckmeyer was raising the question as to whether it is something for consideration and potential approval. She knows we need to approve this by December.
Community Development Director Updegrave stated that the number of the EV stalls that are required are established in the Zoning Ordinance and the Building Code instructs them on how to build it or what the requirements are. She thinks they are separate and related.
Mayor Beckmeyer asked if she put that on her list in case we make updates anyway.
Community Development Director Updegrave stated parking is something in the Housing Element that we are charged with looking at in terms of overall zoning modernization, reform, citywide standards, and potential constraint on housing development and housing production.
Vice Mayor Boles stated that this Council passed REACH codes that required all-electric for new construction in the past and she understands from the staff report that we are limited on that now because of the Berkeley ruling and because of AB 130 unless we can find some exceptions under our General Plan. She referred to previous discussions that there might be a path for that in our General Plan.
Asst. City Attorney Bazzano stated, as indicated in the staff report, there is a bill, AB 130, that was signed into law this summer and there are numerous exceptions. Depending on direction from Council and the ordinance that is drafted, we can look at the exceptions to determine if City Council Regular Meeting 12 September 22, 2025
there is one that applies. Staff would look at that and, as the ordinance is prepared, we can prepare findings for Council to make and the ordinance adopted so that exception could apply to the ordinance that is adopted.
Vice Mayor Boles stated Council is not directing that work today but expressing interest and exploring that next year at goal setting.
Asst. City Attorney Bazzano agreed that, as part of the process, we would look at the exceptions with goals and determine which one applies, if any, and then recommend the findings in the ordinance that would be brought forward.
There was Council consensus.
Vice Mayor Boles stated her concern is in the interim as we might get some applications and wants to be sure we are not missing some electric ready ordinances we might need. She understands there are a lot of changes that require heating, water heaters in most cases, and electrical outlets.
Building Official McFann stated that, for years, the State discouraged heat pump technology and, about six years ago, they started to change that. As the Energy Code changes, it encourages more heat pump technology, more efficient technology that is electric rather than gas. He does not know all the specifics in the new code yet, but every year there are changes as it makes it easier and more encouraged to go that direction rather than natural gas appliances.
Vice Mayor Boles thought it would be good to know if there are some gaps where the State code is not requiring conduit outlets, etc.
Building Official McFann believes the new code does require, if you are putting in gas appliances, you also have to wire it for electric for dryers, ranges, etc., as you have to put in the electrical capacity to use electric even though you are using gas.
Vice Mayor Boles asked about new construction, either single family or multi-family mixed use.
Community Development Director Updegrave stated we can verify that when coming back for final direction.
Councilmember Wright asked about any of the requirements, particularly around the EV charging and the homeowner use as well, with any kind of load management equipment.
Building Official McFann stated that there is some language about load management in multifamily but not in single family.
Councilmember Wright stated that was part of the consideration, not to require them to have to get such a big system, instead get something that manages the load.
Building Official McFann agreed, adding there is some language in the new code along that line.
Vice Mayor Boles referred to bicycle parking requirements and bicycle charging.
Councilmember Wright wanted charging where the bicycle parking is, at least an outlet.
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Mayor Beckmeyer stated that presently it is not that way and it does not speak to it.
Councilmember Wright wants to make sure it is available and who pays for it, preferably the solar panels on the roof.
Asst. City Attorney Bazzano asked, for clarity, Council is talking about charging at multi-family residential units.
Councilmember Wright clarified multi-family units that are required to have bicycle parking and that they have an outlet in case their bike happens to be an electric bike that they can charge it.
Asst. City Attorney Bazzano thought that requirement would be something in the Zoning Code, i.e. for multi-family units, you have to have bicycle parking and electric charging.
Community Development Director Updegrave stated that there are different requirements. The Zoning Code provides a menu of options for meeting bicycle parking requirements. They do not all include separate rooms. She thinks, currently, our bicycle parking is for non-residential uses only. When you have an enclosed bicycle room, she believes the requirements for outlets would come from the Electrical Code.
Building Official McFann stated Planning and Zoning determines how many of these and the Building Electrical Code talks about having the infrastructure for it. There is a requirement for a certain number of electric bikes and the Electrical Code will be able to tell you what load you need and how many plugs.
Councilmember Wright would appreciate looking into what we can do to facilitate there being some bike charging and wherever the bike parking is.
Vice Mayor Boles referred to an explanation of the bike language.
Councilmember Bier asked where they are and how they are going through the rest of it.
Mayor Beckmeyer stated that we have been through first the fire, then items related to the Building Code, and now bikes. She stated that there was a table staff wanted to make sure to get directions from Council at this meeting.
Community Development Director Updegrave referred to the bike language on packet page 114. The way that the others are written describes what is in our current code and what is in the 2025 CBC, but there was no information under the bike parking because, in the previous cycle, we had deleted the CalGreen building standards for bicycles and there were no changes. She shared the Zoning Ordinance requires parking spaces equal to 10% of required parking for all non-residential development with a minimum of two spaces whereas the CalGreen requirements are based on tenant occupants and have a minimum of one space. Our Code generates more, so there was no change. She also confirmed that staff is looking for direction on preparing the existing REACH codes that were not superseded for readoption and confirm whether staff should proceed with repeal of the all-electric building requirements and should we prepare an item for consideration during the next annual goal setting to study the exceptions under AB 130.
Councilmember Wright asked about downsides to not repealing the all-electric.
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Community Development Director Updegrave stated, because it is not enforceable, it muddies the water for both applicant and staff as we generally try to have all our codes be enforceable so the standards are clear.
Councilmember Wright asked if we would end up with more electrification or less electrification if we do not repeal.
Community Development Director Updegrave stated that would be speculation.
Councilmember Espinosa stated it depends on what the people want. She thought the other question is if they have to have an outlet for both.
Community Development Director Updegrave stated that they do not. Based on the court ruling, they can choose gas or electric. She stated, typically, when you have gas appliances, you also have electric and you end up having both, but you are not required to put in gas if you are doing all electric. She stated that there are other benefits to doing all electric construction that are not just in the code.
Councilmember Espinosa assumed that it will be up to the person if they want all gas and the other one wants electric.
Vice Mayor Boles thought it was important to know that, currently, the Bay Area Quality Management District has regulations in place about if you can buy a gas water heat or not. She stated it is important to be educated along the way. She stated some of the choices are really about health and will be important for the Climate Action and Resilience Committee (CARC).
Councilmember Wright stated there are higher incidents of asthma with gas appliances.
Mayor Beckmeyer asked if CARC is the vehicle to center that. If it is law, our REACH codes and Building Codes are not the place. She stated, to make it clear for builders, presently in federal law we cannot have the current all-electric requirement and cannot make any new ones until 2031, save for exceptions. She referred to repealing all the city’s all-electric building requirement.
Community Development Director Updegrave stated it would be to repeal what is in our current code now and then whether we should be looking at those exceptions and exploring that. She stated there was previous discussion in another Council meeting about this potential exception and it could allow changes or modifications to implement local code amendment that aligns with our General Plan that permits mixed fuel residential construction, consistent of federal law and incentivizing all electric construction. She stated that is something we will need to do further study on. She thinks the idea would be to repeal all-electric requirements now in accordance with federal law and then look in the future and do study and analysis as to whether there are other options that we could adopt under this exception.
Mayor Beckmeyer asked for an example of incentivizing all-electric construction without requiring.
Community Development Director Updegrave referred to the Flex Path through PCE.
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Vice Mayor Boles stated you can still have your gas stove but then you have to do other things.
She thinks that is important.
Councilmember Wright added like a negotiable Title 24 report and shooting for the best score.
Mayor Beckmeyer asked if that is in new construction and existing, such as remodeling.
Vice Mayor Boles stated that the Flex Path for PCE is the draft they have for existing construction because new construction is more defined in the Building Code.
Community Development Director Updegrave stated that we can certainly research what kind of incentives could be used in mixed fuel buildings that could encourage all-electric.
Mayor Beckmeyer agreed, adding that we could encourage electric charging for the bicycles.
Councilmember Wright agreed, adding that, if you are looking at changing a gas furnace, you cannot do a heat pump because you will need to upgrade your service and maybe you change your stove to an electric induction stove instead to reduce that as an offset.
Mayor Beckmeyer stated that is what we mean by incentivizing. She thought that would be something we discuss at goal setting. She is hearing an interest in that across the board.
Community Development Director Updegrave stated that the direction from Council would be to do some level of study and analysis on that exception.
Asst. City Attorney Bazzano agreed and referred to CARC. It is her understanding that they are going to be working on preparing their tasks for next year and presenting it to Council. Based on Climate Action and Resilience Plan, that was an issue they wanted to address and that might be something that could be included in their tasks as they bring those forward.
Vice Mayor Boles thought having legal clarification of what is possible can help define the work.
She thinks new construction is a little easier to say that we want that. She was looking at the Flex Path or anything they want to do for existing construction, and that will be more outreach in education to the public and buy-in, so that is a perfect job for them. She stated, maybe for new buildings, that is something Council can look at and review and not necessarily take CARC’s time. She referred to the question about repealing the code. The other language besides the General Plan conformance and task goals is if you have something that is substantially equivalent to changes and effect as of November 2025; she knows we cannot enforce those but they are all-electric codes and just in case something changes at the State level, it might make sense to keep those on so we can use that exception in case we can.
Asst. City Attorney Bazzano stated that the difficulty in that is that those will cycle out when we adopt the 2025 Building Codes because we are not re-adopting them now but we are adopting the 2025 Building Codes where the 2025 Green Codes and those will not be updated. Her understanding is, if you do not readopt at this cycle, you default to the State codes, which would supersede whatever REACH codes we previously adopted.
Community Development Director Updegrave reiterated that they would require re-adoption.
Asst. City Attorney Bazzano stated the downside of not repealing that ordinance is that there could be confusion about what is applicable, and staff could defer to that and not realize that it is City Council Regular Meeting 16 September 22, 2025
not something that is likely enforceable or the public sees that and they misunderstand the requirements. She stated that it is a better process to repeal ordinances that we are not enforcing as that provides clarity.
City Manager Woodhouse asked if we are saying that, if we were not to do that, then we need to hear from Council about proceeding with readoption of those. During this adoption cycle, there is confusion that we are re-adopting these even those we know we cannot enforce them.
Mayor Beckmeyer was interested in having a clear plan that was easy to implement. She does not know what else that we can technically do besides repeal.
Community Development Director Updegrave thinks the language is a little confusing as we do not need to officially repeal as we are at the next code cycle so we would not include them in the new ordinance.
Mayor Beckmeyer asked if we are effectively adopting State codes.
Community Development Director Updegrave responded affirmatively.
Asst. City Attorney Bazzano stated that we are adopting the State codes except to the extent that we make local amendments and any exceptions. She stated that it is not a repeal as it will be folded into all of the other changes and it will not appear as a local amendment.
Community Development Director Updegrave stated, for example, our EV requirement will be re-adopted except for the ones that were superseded by State law. Those would be left out, i.e., all-electric requirements.
Councilmember Wright asked if we would get the maximum available opportunity for the most EV chargers at the highest levels possible.
Community Development Director Updegrave stated it was whatever is in the code now.
Mayor Beckmeyer mentioned the right path does provide opportunities for Council to incentivize.
Community Development Director Updegrave stated that is part of the analysis and we would need to see if any of those exceptions under AB 130 could be applied.
Vice Mayor Boles did not think we should re-adopt and hoped we can let it slide but we cannot.
Councilmember Wright was in favor of letting it slide.
City Manager Woodhouse stated one part of the direction should say “confirm staff should not proceed with re-adoption of the codes”.
Community Development Director Updegrave stated that was a more accurate way to say it.
Vice Mayor Boles referred to potable water on packet page 113, item K. She messaged Dir.
Carr from the Water District to see what she thought and they do not currently have anything that is more restrictive but they might want to think about that. She would love to have that in there in No. 3 or whatever is easier to give them the power to adopt a more restrictive potable water use ordinance if they want to.
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Mayor Beckmeyer asked if North Coast County Water District adopts it and if they have their own jurisdictional requirement. It is not something the City would enforce.
Vice Mayor Boles stated that here it ties it to the Building Code and it would not give that as an option. She is not sure if that is a clarification question.
Councilmember Wright stated he would love more purple piping.
Vice Mayor Boles added encouraging individual development to reuse their water.
Building Official McFann stated the difference in the Pacifica code and State code on this one is areas less than 2500 square feet could have different requirements.
Vice Mayor Boles assumes that makes it easier for them. She is not opposed to that but does not want to leave out our local water efficient ordinance if we want to have one.
Mayor Beckmeyer asked if Vice Mayor Boles is suggesting in No. 3 to refer to something that is North Coast County Water District’s ordinance.
Vice Mayor Boles stated she was okay with Nos. 1 and 2 but she wants to make sure we do not lose complying what the local water efficient landscape ordinance as an option.
Community Development Director Updegrave is not aware of anything that is currently proposed through the City for that. She wonders if it is something we look at more comprehensively should there be any water efficient landscape ordinance.
Vice Mayor Boles thought it would be the Water District doing it.
Mayor Beckmeyer asked if it would not.
Asst. City Attorney Bazzano thinks it would have to be from the City but, typically, cities have a Model Water Efficient Landscape (MWELO) ordinance and she was looking through our codes to see if we had it but could not find it. She stated that staff would have to look into this. She reiterated that Vice Mayor Boles would like to somehow incorporate compliance with a local water efficient landscape ordinance if NCCWD has a type of regulation.
Vice Mayor Boles added that, if it is up to us, if we can adopt one in the future.
Mayor Beckmeyer then asked if asked if staff have what they need from Council.
Community Development Director Updegrave believes she does.
Vice Mayor Boles asked about next steps.
Community Development Director Updegrave stated we will come back sometime in October or November with the research that was requested to get final direction on preparation of an ordinance and we will bring the ordinance for screening and second reading in late November or early December so it can be effective January 1.
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RESULT: NO VOTE REQUIRED
COUNCIL COMMUNICATIONS
Mayor Beckmeyer stated Fog Fest is this upcoming weekend and the City will have great presence there, including the Beautification Advisory Committee participating in the art corner portion with Sanchez Art Center. The City has multiple booths with all kinds of information from different departments and Councilmembers are invited to ride in the antique fire truck as we have done for the last few years.
Vice Mayor Boles had a meeting with the PRC and Unhoused on the Coast and had one thing to share when doing the study for our parking. PRC has been trying to talk to all the people in the RVs to understand who they are and what their ties to Pacifica are. For the most part, these are people from our community and she thinks it is important to say that so we can be kinder.
There were about 26 motorhomes believed to be occupied by people sleeping in them. They surveyed 19 of the 26, and 17 of the 19 considered Pacifica their hometown; however, three of those shared that they lived in other cities, so hometown might mean different things, such as you have family here, working here and that they feel safe here. Most of them, 11 of the 19, have lived in their motorhomes for 1-2 years; five for 2-5; two for more than five years; and one six months to a year. Most live alone, 13 of the 19, five with their partners, and one with children under 18. This included all the RVs citywide.
Councilmember Bier encouraged everyone to download the CommuteStar app through Commute.org. She has a meeting with the Pacifica Bike Park Project and appreciated them and their tenacity because they have been trying for this for a long time. She also mentioned the coastal clean-up event.
STAFF COMMUNICATIONS
Mayor Beckmeyer stated that she would like to acknowledge the news about our City Manager’s forthcoming retirement in 2026.
City Manager Woodhouse stated he will do a couple of communications first. He stated the California Housing and Community Development Department certified our Housing Element.
He also shared that last week Vice Mayor Boles was interviewed and he and the Mayor spent the whole day filming a promotional video through ICMA-TV about Pacifica, which also featured merchants from West Sharp Park and Rockaway Beach, Planning Commission Chair Samantha Hauser, and the Pacific Beach Coalition. He stated Fog Fest is this weekend and he wanted to give a shout out to PB&R’s Family Fun Fest is always happening in parallel. He announced his intention to retire from being City Manager in Pacifica and that will be effective March 11, 2026.
He is excited that, by that time, it will be 8.5 years that he has been with the City, having been appointed in October 2017. He is proud of incredible accomplishments over that time in partnership with Council, committees and commissions, incredible City staff, and the community. He stated that Pacifica is at a great point now and he is looking forward to the great work to come for Pacifica. He will be, on a personal and professional level, still involved with the Council-Manager form of government and the City Manager profession as he will be in the voluntary role of President of the California Affiliate of the International City County Management Association next year.
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Councilmember Bier stated that it has been a blessing serving her entire elected time with him.
She also suggested that the Mayor and Vice Mayor create an ad hoc committee to look into the available executive search firms for recruiting city managers.
Mayor Beckmeyer thanked her. She stated that we want to make good use of the time while we can while he is here.
Councilmember Wright stated it has been a pleasure since he started being involved with the City working on the General Plan, Sharp Park Specific Plan, Local Coastal Land Use Plan and, most recently, the Housing Element. He stated City Manager Woodhouse will be missed as he has done a great service for this City and he thanked him so much for his dedication and service.
Vice Mayor Boles stated that he has been here for a long time, perhaps exceeding the average of how long a City Manager sits in a city. She thinks Pacifica is in a better place than when he came. She appreciated how professional he is and giving them this much notice as it is a lot to have to work through and it is giving time to make sure that we are ready for the next person because the work will continue. She thanked him, adding she has learned a lot from him.
Councilmember Espinosa had the opportunity to talk to him every week and she thanked him for supporting her. She stated he is very professional. She stated that we will miss him for sure and thanked him for supporting the Council and giving them insight on everything.
Mayor Beckmeyer stated she is grateful to him on many levels. A lot has been stated around planning, foresight, and professional management of the City, and a huge piece of that and what makes our City able to function as well as it does, given our challenges, is his ability to recruit and bring talent and build a team. She knows we have had conversations about organizational development and culture, but she thinks he truly gets Pacifica and has understood the needs here from the point of view of moving the City where we were with our documents and how to set us for success for the future. He set Council up for success and she thanked him.
Councilmember Espinosa stated one thing she admires about him is the hiring diversity that we have with all kinds of people. She appreciated that.
Councilmember Bier wanted to recognize that NCCWD Director Anne De Jarnatt is here and she thanked her for the beautiful recognition of their new building for former President Jack Burgett.
Mayor Beckmeyer agreed it was a beautiful start to that new building and that future for North County Water District and the dedication of the building to former President and long-time North County Water District Board Member Jack Burgett.
ADJOURN
Mayor Beckmeyer stated Councilmember Bier has requested that we adjourn in memory of Nani Wilson and she asked if she wanted to say some words.
Councilmember Bier stated that we lost the shining star in the mental health outreach world.
Nani Wilson worked for Asian American Recovery Services for the past ten years and she worked with her for the past 20 years and she was the heart and soul of all the work they do.
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She coin-phrased their work HEART work. She stated she would not be here if it was not for her and the work that they do wouldn’t be so rich and wonderful and full of love and purpose.
The reason they all do the work that they do is because they carry their hearts with them and that is what Nani represented and still represents as she touched hundreds of thousands of people in San Mateo County through the Samoan community and all the PI work that is done everywhere.
Mayor Beckmeyer adjourned the regular meeting at 9:14 p.m. in honor of Nani Wilson and resumed at 9:20 p.m. in the Closed Session.
Transcribed by Barbara Medina, Public Meeting Stenographer.
Respectfully Submitted,
Sarah Coffey, City Clerk
APPROVED AS AMENDED: 5 - 0; 10/13/2025
__________________________
Sue Beckmeyer, Mayor