CITY OF PACIFICA
CITY COUNCIL AGENDA
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 Joint Study Session 1 October 06, 2025
JOINT STUDY SESSION – CITY COUNCIL AND PLANNING COMMISSION October 06, 2025 (MONDAY) – 6:00 PM
www.cityofpacifica.org
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• Written Public Comments:
BEFORE THE MEETING: Written public comments may be submitted in advance by 12:00 p.m. on the meeting date by email to: [email protected]. Written public comments submitted by email should adhere to the following:
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AT THE MEETING: Materials in writing provided at the meeting should provide fifteen (15) copies to provide for each Councilmember, Planning Commissioner, City Clerk and City staff.
City Council Joint Study Session 2 October 06, 2025
6:00 PM - JOINT STUDY SESSION OF CITY COUNCIL AND PLANNING COMMISSION Call to Order
Roll Call
CONSIDERATION
1. Joint presentation by the HEART of San Mateo and Community Development staff to provide an overview of current State and Federal laws that apply to housing development projects, basics of affordable housing and financing, and discussion of Pacifica’s Inclusionary Housing Ordinance and Density Bonus Ordinance.
PROPOSED ACTION: Receive presentation and, in consideration of 2023-2031 Housing Element, provide direction on updates to the Inclusionary Housing Ordinance and Density Bonus Program Ordinance, as well as feedback for further research and analysis. (CEQA Status: Exempt from the California Environmental Quality Act (CEQA) pursuant to § 15378 of the CEQA Guidelines because the discussion is not a “project,” as defined, because it has no potential for resulting in either a direct physical change in the environment, or a reasonably foreseeable indirect physical change in the environment.)
ADJOURN
NOTE: REGULAR PLANNING COMMISSION MEETING WILL FOLLOW THIS JOINT STUDY
SESSION
NOTICE: If you challenge a city's zoning, planning or other decision in court, you may be limited to raising only those issues you or someone else raised at the public hearing described in this notice, or in written correspondence delivered to the City Council at, or prior to, the public hearing. Judicial review of any city administrative decision may be had only if a petition is filed with the court not later than the 90th day following the date upon which the decision becomes final. Judicial review of environmental determinations may be subject to a shorter time period for litigation, in certain cases 30 days following the date of the final decision The City of Pacifica will provide assistance for disabled citizens upon at least 24 hours advance notice to the City Manager’s Office (650) 738-7301, or send request via email to:
[email protected] if you need sign language assistance or written material printed in a larger font or taped, advance notice is necessary. All meeting rooms are accessible to the disabled.
The Pacifica Municipal Code is available online at the City’s website (www.cityofpacifica.org/municode);
HOW TO OBTAIN CITY COUNCIL AGENDAS
Posted agendas:
Agendas are posted no later than Friday prior to the City Council meeting date, at the entrance to the City Hall location at 170 Santa Maria Avenue, Pacifica.
View on the Internet:
Follow the link to Council agenda, at www.cityofpacifica.org E-mail subscription:
Send a request to Sarah Coffey, at [email protected] City Clerk’s Office/City Manager’s Office
City Hall, 170 Santa Maria Ave.
Council meetings:
Agendas are available at the City Council meeting
City Council Joint Study Session 3 October 06, 2025
HOW TO REACH YOUR GOVERNMENT OFFICIALS
• San Mateo County Supervisor Ray Mueller, District 3, 500 County Center, Redwood City CA 94063 (650) 363-4569
• Governor Gavin Newsom, State Capitol Building, Sacramento CA 95814 (916) 445-2841 • State Senator Josh Becker, 1528 So. El Camino Real, Suite 303, San Mateo CA 94402 (650) 212-3313 • Assembly Member Marc Berman, 721 Colorado Ave, Suite 101, Palo Alto CA 94303 (650) 324-0224 • Congressman Sam Liccardo, 1117 Longworth House Office Building, Washington DC 20515 (202) 225-8104
• Senator Alex Padilla, 331 Hart Senate Office Building, Washington DC 20510 (202) 224-3553 • Senator Adam Schiff, SD-B40B Dirksen Senate Office Building, Washington DC 20510 (202) 224-3841 • President Donald J. Trump, 1600 Pennsylvania Ave. NW, Washington DC 20500
CITY COUNCIL
• Mayor Sue Beckmeyer, [email protected]
• Vice Mayor Christine Boles, [email protected]
• Councilmember Mary Bier, [email protected]
• Councilmember Mayra Espinosa, [email protected]
• Councilmember Greg Wright, [email protected]
CITY OF PACIFICA
COUNCIL AGENDA SUMMARY REPORT
10/6/2025
1 SUBJECT:
Joint presentation by the HEART of San Mateo and Community Development staff to provide an overview of current State and Federal laws that apply to housing development projects, basics of affordable housing and financing, and discussion of Pacifica’s Inclusionary Housing Ordinance and Density Bonus Ordinance.
PROJECT LOCATION: Citywide
RECOMMENDED CEQA STATUS:
Exempt from the California Environmental Quality Act (CEQA) pursuant to § 15378 of the CEQA Guidelines because the discussion is not a “project,” as defined, because it has no potential for resulting in either a direct physical change in the environment, or a reasonably foreseeable indirect physical change in the environment.
RECOMMENDED ACTION:
Receive presentation and, in consideration of 2023-2031 Housing Element, provide direction on updates to the Inclusionary Housing Ordinance and Density Bonus Program Ordinance, as well as feedback for further research and analysis.
PREPARED BY:
Samantha Updegrave, LEED AP
Community Development Director
[email protected] <mailto:[email protected]> DISCUSSION:
With the certification of Pacifica’s 2023-2031 Housing Element on September 19, 2025, and the completion of the related Rezoning Program, staff has begun to turn attention toward our ongoing implementation work. The purpose of this joint study session with the City Council and Planning Commission is to create a foundation of knowledge and common language, and receive feedback and direction on updates to Pacifica’s Inclusionary and Density Bonus ordinances.
The Housing Endowment and Regional Trust of San Mateo County, referred to as HEART, will present along with Community Development staff. HEART is a 20 plus-year old joint powers authority created by the San Mateo County jurisdictions to facilitate the creation of affordable housing. In late 2023, HEART launched the Housing Consulting Services program to help local communities improve their housing programs and policies, launch new programs, and meet goals set out in the housing elements. Currently, HEART is under contract to provide services to eight cities, including Pacifica.
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Pacifica City Council 2
October 06, 2025
In the presentation, City staff and HEART will provide an overview of:
· Housing Accountability Act, Housing Crisis Act of 2019 (SB 330), and State Density Bonus laws that establish the regulatory framework for market-rate and affordable housing development projects;
· Affordable housing, financing, and development;
· Themes of Housing Element Implementation Programs - housing production, affordable housing, modernization, and compliance with State law; and · Local inclusionary and density bonus provisions.
Council / Planning Commission Direction Requested
The Inclusionary Ordinance (PMC Title 9, Article 47) and Resolution No. 24-2007 (Attachment A) establishing in-lieu fees was adopted in 2007 with no subsequent amendments. The Density Bonus Program Ordinance (PMC Title 9, Article 41) was originally adopted in 1986 and last amended in 1992. Both ordinances require updates to align with best practices, and comply with State law. Given the extent to which these provisions are out of date, the anticipation of new housing development applications, and policies in the adopted Housing Element, staff seeks direction and feedback on the following:
· Updates to existing Inclusionary Housing Ordinance, inclusionary fee resolution, and Density Bonus Program Ordinance
· Future study or analysis needed to inform potential substantive changes ALTERNATIVE ACTION:
This is an informational item and discussion, therefore there are no alternative actions provided.
RELATION TO CITY COUNCIL GOALS AND WORK PLAN
Goal 3: Prioritize protection and development of affordable housing.
Action C: Prioritize Housing Element program implementation.
FISCAL IMPACT
This is an information item and discussion, with no immediate fiscal impact. Updates to the Inclusionary and Density Bonus Program ordinance are within the scope of HEART’s current Housing Consultant Services contract with the City. Future study, analysis, and revisions may require the expenditure of funds, which would need to be considered at the time.
ORIGINATED BY:
Community Development Department
ATTACHMENT LIST:
Attachment A_City Council Reso No 24-2007 (PDF)
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RESOLUTION NO. 24- 2007
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF PACIFICA
ESTABLISHING A SCHEDULE FOR PAYMENTS IN LIEU OF PROVIDING
BELOW MARKET RATE UNITS UNDER THE INCLUSIONARY PROGRAM
WHEREAS, the City of Pacifica has instituted a below market rate (" BMR") inclusionary) program pursuant to the General Plan and the City' s Five Year Vision Statement, adding Article 47 to Title 9, Chapter 4 of the Pacifica Municipal Code; and WHEREAS, outside of the City' s Redevelopment Project Area, a Developer of new housing may propose payment of money in -lieu of providing required affordable dwellings ; and
WHEREAS, Section 9- 4. 4706 requires that the method of determining the amount of such " in -lieu" payments be set from time to time by the City Council at a level that reflects the estimated cost to provide " Below Market Rate" (" BMR") units at rents or sale prices that are affordable to moderate and lower income household in Pacifica; and
WHEREAS, the United States Department of Housing and Urban Development HUD), and the California Department of Housing and Community Development HCD) have provided standards for determining the rents and housing prices that are affordable to Lower Income and Moderate Income Households, as defined in the ordinance, in the San Francisco Primary Metropolitan Statistical Area and the County of San Mateo;
NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF PACIFICA DOES RESOLVE, DECLARE, DETERMINE AND ORDER AS FOLLOWS:
SECTION 1. Median Housing Prices in Pacifica. During 2006, the reported median price for a single family dwelling in the City of Pacifica was Seven Hundred and Twenty Thousand Dollars ($ 720,000) and the median price for a condominium or town house was Five Hundred and Fifteen thousand Dollars 515, 000.)
SECTION 2. Moderate and Lower Household Incomes. For 2006, the annual income for moderate income for a family of four, using the bottom of the range, was $90, 501. The maximum annual income for a lower income family of four, using the bottom of the range, was $ 56, 551.
SECTION 3. Affordable Prices of "For Sale" Units. Applying HUD/ HCD affordability limits, and assuming a five percent down payment and a thirty- year mortgage at 6. 75%, the maximum price that a Moderate Income Household of four can pay for a home is Two Hundred Fifty Four Thousand Nine Hundred and Seventy-seven Dollars ($ 254, 977); the maximum price a Lower Income Household can pay is One Hundred Fifty -Eight Thousand and Ninety Dollars ($ 158,090.) The affordable price of any particular BMR unit will be calculated as part of the approval of each such unit and may be greater or smaller than the aggregate, average figures used to calculate in -lieu payments.
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Attachment: Attachment A_City Council Reso No 24-2007 (6043 : Study Session - Inclusionary + Density Bonus Ordinances) SECTION 4. Affordability Gap for " For Sale Units. If a required BMR unit is not provided on site, the in -lieu payment for each " for sale" unit shall be approximately equal to the difference between the sales price of an affordable unit and the median market sales price, as set forth below. This difference, the " affordability gap," shall be calculated separately for single family dwellings and each unit in a condominium/ town house project.
SECTION 5. Affordability Gap for Rental Units. If a required BMR unit is not provided on site, the in -lieu payment for each rental unit shall be approximately equal to the difference between the construction and operating cost of a multi -family rental unit, as established by the San Mateo County Housing Needs Study prepared by Economic & Planning Systems Inc., and the amount of capitalized net operating income generated by affordable rent, as established by the San Mateo County Housing Needs Study. This difference is the " affordability gap", as set forth below.
SECTION 6. In -Lieu Payment. If the City determines to accept payment in lieu of an on -site BMR unit, the payment schedule shall be as follows:
A. For a BMR Unit affordable to a Lower Income Household:
Rental Unit: $ 350, 000 ( Multi -Family Rental Unit Cost) 144, 584 ( Capitalized Net Operating Income)
205, 416 ( In -Lieu Payment)
For Sale Unit:
Detached Single Family: $ 720,000 (Market Rate Sales Price) 158, 090 ( Maximum Lower Income Sales Price)
561, 910 ( In -Lieu Payment)
Condominium/ Townhouse: $ 515, 000 ( Market Rate Sales Price) 158, 090 ( Maximum tower Income Sales Price)
356, 910 ( In -Lieu Payment)
B. For a BMR Unit affordable to a Moderate Income Household Rental Unit: $ 350,000 ( Multi -Family Rental Unit Cost) 323, 268 ( Capitalized Net Operating Income)
26, 732 ( In -Lieu Payment)
For Sale Unit:
Detached Single Family: $ 720, 000 ( Market Rate Sales Price) 254,977 (Maximum Moderate Income Sales Price)
465,023 ( In -Lieu Payment)
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Attachment: Attachment A_City Council Reso No 24-2007 (6043 : Study Session - Inclusionary + Density Bonus Ordinances) Condominium/ Townhouse: $ 515, 000 ( Market Rate Sales Price) 254, 977 ( Maximum Moderate Income Sales Price)
260, 023 ( In -Lieu Payment)
SECTION 6. This payment schedule shall be in effect for Residential Developments for which the first building permit is issued on or after June 1, 2007. The payment is due and payable prior to occupancy of the first Market Rate Unit in the Residential Development.
SECTION 7. The in -lieu payment shall be reviewed and adjusted annually to reflect any increase or decrease in the median housing sale prices in Pacifica and such other factors as the City Council determines are relevant.
SECTION 8. In -lieu payments are subject to the adjustment and waiver provisions of the waiver and variance procedures of Sec. 9- 4.4710 of the City of Pacifica Municipal Code.
SECTION 9. Fees shall be segregated in to a housing trust fund and used only for those purposes set forth in Article 47 of the Municipal Code.
Passed and adopted at the meeting of the City Council of the City of Pacifica held on the Twenty- ninth day of May, 2007, by the following vote:
AYES, Councilmembers:
NOES, Councilmembers:
ABSENT, Councilmembers:
ABSTAIN, Councilmembers:
ATTEST:
Ka by O' 4 onnell, City Clerk
APPROVED AS TO FORM:
a-za?
Cecilia Quick, City Attorney
Lancelle, Hinton & Vreeland
None
Digre & DeJarnatt
None
eeland, Mayor pro em
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Attachment: Attachment A_City Council Reso No 24-2007 (6043 : Study Session - Inclusionary + Density Bonus Ordinances)