CITY OF PACIFICA
COUNCIL AGENDA SUMMARY REPORT
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DATE: December 2, 2025
AGENDA ITEM:
File No.: 2016-004
GPA-96-19
RZ-194-16
TA-116-19
DA-4-21
PSD-811-16
UP-076-16
SUB-233-16
S-129-19
PE-183-19
TP-13-25
SUBJECT
Consideration of the following with respect to a proposed mixed-use project at 570 Crespi Drive (APN 022-162-310) and the eastern 55 feet of 540 Crespi Drive (APN 022-162-420) that includes construction of a 43,696 square-foot development consisting of three buildings with 19 residential units, including three Below Market Rate units and 3,165 square feet of commercial use (Project):
1) Adoption of a Resolution Certifying the Environmental Impact Report (EIR), and Adopting California Environmental Quality Act Findings, a Statement of Overriding Considerations and Mitigation and Monitoring and Reporting Program;
2) Adoption of a Resolution Approving General Plan Amendment to designate portions of the Project site C (Conservation);
3) Introduction, and waiver of first reading of an Ordinance Rezoning the Project site from the M-1 (Controlled Manufacturing) to the C-2 (Community Commercial) and OS (Open Space) zoning districts and amending the Zoning Code to allow residential in locations other than the same building as a commercial use above the ground floor (horizontal mixed use); 4) Introduction, and waiver of first reading of an Ordinance Approving a Development Agreement between the City and Breakwater Crespi, LLC;
5) Consideration of Councilmember Call-up and Adoption of a Resolution Approving Planning Commission’s decision, and approving Site Development Permit PSD-811-16, Use Permit UP-76-16, Tentative Subdivision Map SUB-233-16, Sign Permit S-129-19, Parking Exception PE-183-19, and Tree Removal Permit TP-13-25; and
6) Adoption of a Resolution Approving a Purchase and Sale Agreement with Breakwater Crespi, LLC for the Sale of a Portion of the City’s Property at 540 Crespi Drive CC Staff Report
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RECOMMENDED ACTION:
(1) Adopt a resolution certifying the Environmental Impact Report, and adopting CEQA Findings, a Statement of Overriding Consideration, and a Mitigation Monitoring and Reporting Program; and (2) Adopt a resolution approving General Plan Amendment GPA-96-19; and (3) Introduce, waive the first reading, and read by title only, an Ordinance entitled “An Ordinance of the City Council of the City of Pacifica approving Rezoning RZ-194-16 and Zoning Text Amendment TA-116-19 to rezone portions of the property to be developed as C-2 to allow residential uses and portions to remain undeveloped as Open Space, and allow horizontal mixed use as a conditional use in C-2 ); and
(4) Introduce, waive the first reading, and read by title only, an Ordinance entitled “An Ordinance of the City Council of the City of Pacifica approving Development Agreement DA-4-21 to establish a development agreement between Crespi Breakwater LLC and City of Pacifica to provide certain public and private benefits in conjunction with a development project at 570 Crepsi Drive (APN 022-162-310) and a portion of the City owned property at 540 Crespi Drive (APN 022-162-420); and
(5) Adopt a Resolution approving the Planning Commission approval of, and approving Site Development Permit PSD-811-16, Use Permit UP-076-16, Subdivision Permit SUB-233-16, Sign Permit S-129-19, Parking Exception PE-183-19, and Protected Tree Removal TP-13-25, subject to the conditions of approval; and
(6) Adopt a Resolution approving the Purchase and Sale Agreement with Breakwater Crespi, LLC for the Sale of a Portion of the City’s Property at 540 Crespi Drive.
STAFF CONTACT
Jacob Garcia, Contract Planning Services, [email protected] Samantha Updegrave, Community Development Director, [email protected] I. BACKGROUND/PROJECT OVERVIEW
This is the first housing development project to come before the Planning Commission and the City Council since the adoption of the revised Housing Element in March and the state’s certification of the Housing Element in September of this year. The project, if approved with 19 residential units, including three BMR homeownership units, would be among the three largest residential projects approved by the City of Pacifica in the last 11 years, and would include commercial space consistent with the intent of the current General Plan designation for this site. According to the City’s Annual Progress Report (APR) on implementation of the Housing Element, during the years 2015 through 2024, the largest projects approved by the City was a 24-unit condominium townhome project at 801 Fassler Avenue and a 70-unit workforce housing project at 930 Oddstad Boulevard.
PROJECT OVERVIEW
A. Project Background:
The applicant owns 570 Crespi Drive (APN 022-162-310) which consists of 42,763 square feet. The project also includes development on a portion of 540 Crespi Drive, which is owned by the City. The applicant has negotiated a Purchase and Sale Agreement with the City of Pacifica (“City”) to purchase an undeveloped portion of the City owned property at 540 Crespi Drive (APN 022-162-420, parcel 5), the location of the Pacifica Community Center. Parcel 5 of 540 Crespi Drive consists of CC Staff Report
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30,221 sf and the total proposed project site would be 72,984 sf. The Purchase and Sale Agreement is being considered by the City Council as part of this agenda item.
The proposed project would construct a 43,696 square foot mixed-use residential and commercial development, with 3,165 square feet of ground-floor commercial uses abutting Crespi Drive, 19 residential units, including three Below Market Rate Units (BMR), and a total of 47 parking spaces.
B. Planning Commission Recommendations and Approval: At their meeting on November 3, 20251 the Planning Commission adopted the following with a 4-1 vote (Ayes: Devine, Ferguson, Godwin, and Redfield; Nos: Davis (Absent: Berman and Hauser):
• Resolution No. 2025-014 to certify the Final Environmental Impact Report (EIR) and adopt the Mitigation Monitoring and Reporting Program (MMRP) to satisfy the requirements of the California Environmental Quality Act (CEQA); and
• Resolution No. 2025-015 recommending City Council approval of the General Plan Amendment, Rezoning, Zoning Text Amendment, and Development Agreement; approving the following development permits for the project: Site Development Permit, Use Permit, Tentative Subdivision Map, Sign Permit, Parking Exception, and Tree Removal Permit; and making Government Code section 65402 findings for the transfer of real property.
C. Council Consideration of Legislative Actions: The City Council is the final decision-maker on the legislative actions under its purview, namely the proposed General Plan Amendment, Rezoning, Zoning Text Amendment, and Development Agreement. See Section IV. for detailed information on the legislative actions.
D. City Council Call-Up of Planning Commission Decision on Development Permits: While there was no formal appeal of the Planning Commission decision, on November 12, 2025, within the statutory 10-day appeal period, Vice Mayor Boles provided written notice to the City Clerk and initiated a callup of the Planning Commission decision, pursuant to the procedures outlined in Pacifica Municipal Code (PMC) Chapter 2-1.105, “Council call-up of decisions.” (Attachment L) Pursuant to PMC 2-
1.105(b), the review shall be heard in the same manner as an appeal. Further, pursuant to PMC 2-
1.105, the Council may either approve, disapprove, or modify the decision of the Planning Commission, allowing the City Council to revisit approval of the development permits (Site Development Permit, Use Permit, Tentative Subdivision Map, Sign Permit, Parking Exception, and Tree Removal Permit). See Section V. for discussion of the development permits E. Brief Project History: The project, which has always contained mixed use, has gone through multiple iterations. The original project application was submitted in 2016 and included development of nine units and some commercial on the privately owned site at 570 Crespi Drive. The application was revised in 2019 to include a portion of 540 Crespi Drive and again in 2020 to its current configuration with a total of 19 units. The project was heard by the Planning Commission and City Council in 2022, and was remanded to the Planning Commission in 2025 with direction to prepare an Environmental 1 November 03, 2025, Planning Commission Staff Report Link:
https://pacificacityca.iqm2.com/Citizens/Detail_Meeting.aspx?ID=1726 CC Staff Report
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Impact Report (EIR). An EIR was prepared and a Notice of Preparation was issued in October 2024. A more detailed CEQA history is set forth in Section VII below.
In addition, during the course of project review, changes to the California Surplus Lands Act (SLA) created new obligations before the City could dispose of land. In 2023, the City completed the required SLA procedures (Gov. Code Section 54220–54234). At their meeting on May 22, 2023, the City Council adopted Resolution No. 49-2023 declaring the 55-foot portion of the 540 Crespi Drive property that is part of this application as surplus property and authorized staff to proceed with disposition in compliance with the SLA. On June 27, 2023, the City issued a Notice of Availability to the State’s list of 190 registered and eligible entities, including numerous affordable housing developers, which initiated a 60-day period for eligible entities to express interest in acquiring the property for affordable housing or other public uses. No letters of interest were received. Therefore, the City can now transfer the property as recommended herein.
For a detailed description of the prior PC approval on March 7, 2022 and the subsequent appeal and remand by the City Council, please see the November 3, 2025 Planning Commission staff report.
Additionally, project submittals received after the appeal that occurred in March 2022 are provided at the following link for reference: https://cityofpacifica.egnyte.com/fl/3fbbVbVDt3xQ.
II. GENERAL PLAN, LOCAL COASTAL PLAN, ZONING, AND SURROUNDING USES:
SITE AND PROJECT CONTEXT
A. General Plan. The 1980 General Plan designated the subject site as “Commercial” (Attachment C). Since the Project application, including the application for a Tentative Vesting Subdivision Map, was deemed complete prior to the effective date of the 2040 General Plan, the project is being considered under the law in effect at the time of application, which includes the Commercial designation then in effect. The Commercial land use designation allows for mixed use residential when the dwelling units are located in the same building as a commercial use, above the ground floor, known as vertical mixed use. The maximum allowable density is 21.8 units per acre, calculated as one dwelling unit per 2,000 square feet of lot area, and there is no requirement for a minimum density. Based on the full site area, the proposed density would be 11.3 units per acre (3,841 square feet of lot area per unit), which does not exceed the maximum allowable density for the 1980 General Plan Commercial designation. While the Project includes some residential units located above commercial uses in Building A, residential-only Buildings B and C would be inconsistent with the Commercial designation, which at the time only allowed vertical mixed use.
As discussed throughout the forthcoming analysis and findings in this report, the proposed uses, density, and layout of the proposed project would substantially comply with the 1980 General Plan, as well as the current 2040 General Plan mixed use designations and policies, including providing housing at the density that is applicable to the site.
B. Local Coastal Plan. The subject site is not located in the coastal zone, therefore, the Local Coastal Plan is not applicable to this Project.
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C. Zoning District. The subject site is located within the Controlled Manufacturing (M-1) zoning district (Attachment C, Exhibit A). The M-1 zoning district is subject to the development standards and allowable uses in the Service Commercial (C-3) zoning district, which does not allow residential development of any type. The applicant is requesting a rezoning of the project site from the M-1 to the Community Commercial (C-2) zoning district, which allows residential development in the same building as a commercial use above the ground floor. Although Building A provides ground floor commercial, Buildings B and C would contain only residential uses and therefore would not be consistent with the C-2 zoning standards. The applicant has also requested a zoning text amendment that would add a conditional use to the C-2 zoning district to allow residential uses “in other locations attached to or detached from commercial uses on the same site (horizontal mixed use),” subject to approval of a conditional use permit. The density limitation of 1 dwelling per 2,000 square feet of lot area would also be removed from the C-2 zoning district, therefore removing an inconsistency between the current land use designation and zoning ordinance. This zoning text amendment would be consistent with the mixed-use land use designations in the 2040 General Plan.
The applicant is proposing a 43,696 square-foot mixed-use development consisting of three buildings with 19 residential townhouse units, including three below market rate units, and 3,165 square feet of commercial use on a 72,984 square foot lot. Additional project details, and related zoning standards, are summarized in Table 1 below and demonstrate compliance with the proposed C-2 zoning district, as amended to allow horizontal mixed-use.
Table 1: Zoning Standards Conformance, Existing (M-1/C-3) and Proposed C-2 Zoning Districts, and Residential Clustered Housing
Zoning
Standards
Existing Site
Conditions
Required
Existing M-1/C-3*
Required
Proposed C-2
Proposed
Project
Building Site
Area
72,984 sf 5,000 sf 5,000 sf 72,984 sf
Landscaping N/A 10% 10% 11%
Lot Width
(At Street)
135’-0” 50’-0” (min) 50’-0” (min) 135’-0”
Maximum
Allowable
Height
N/A 35’-0” 35’-0” 35’-0”
Setbacks (measured from the lot line to the face of building) Front
N/A None, unless required by site development
permit
10’-0”
Rear 235’-2”
Side 10’
Parking
One-Bedroom Units, 1.5/Unit2 → 1.5 x 3 units = 5 473
Two+ bedroom units, 2/Unit4 → 2 x 16 units = 32
2 At least one space must be covered
3 Fourteen parking spaces are proposed off-site for the Community Center as part of the Development Agreement, but do not serve the proposed development. See Section V of report for more information on the Development Agreement.
4 Both spaces must be covered
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Table 1: Zoning Standards Conformance, Existing (M-1/C-3) and Proposed C-2 Zoning Districts, and Residential Clustered Housing
Zoning
Standards
Existing Site
Conditions
Required
Existing M-1/C-3*
Required
Proposed C-2
Proposed
Project
Retail stores and service establishments, 1/300 sf → 3,165 sf / 300 sf = 11 Parking Guest Parking, 1/4 Units → 19 units/4 = 5 Exception
Total Spaces Required: 53
Bicycle parking spaces, 10% of total parking required → 10% x 53 = 5 spaces 5 spaces Open Space
Usable Open Space – Townhouses: 750 sf per unit;
All other forms of clustered housing: 450 sf per unit → (750 sf x 16 units) + (450 sf x 3 units) 15,936 sf
Total Open Space Required: 13,350
Private Open Space – 1 or less bedrooms: 130 sf per unit Range:
132 – 395 sf
Private Open Space – 2 or more bedrooms: 150 sf per unit Range:
242 – 444 sf
D. Surrounding Land Uses. The project site is east of Highway 1, on the south side of Crespi Drive, in the West Linda Mar neighborhood. It is surrounded by urban uses on all sides, as shown in Table 2.
The subject site is the only undeveloped site in the immediate area along Crepsi Drive. Figure 1 provides an aerial view of the site and surrounding uses and Figure 2 shows the subject site relative to the West Linda Mar neighborhood.
Table 2: Surrounding Uses
Location Existing Use Zoning
District General Plan Designation
Subject Property Vacant (single-family
demolished 2016) M-1 Commercial (1980 GP) Mixed Use Center (2040 GP) Surrounding
Properties
North
(across
Crespi)
Shopping Center; Senior
Housing; US Post Office;
Multi-family Apartments
P-D
R-3
C-1
C-2
Retail Commercial
Mixed Use Neighborhood
Public Facilities
South Single-Family residential R-1 Low-Density Residential East Self-Storage
Crespi Business Center C-3 Mixed Use Center
West City of Pacifica Community
Center M-1 Public/Semi-Public and Park
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Figure 1: Subject Site & Surrounding Uses Figure 2: West Linda Mar neighborhood III. PROPOSED DEVELOPMENT
A. Project Site. The subject site was previously developed with a single-family residence that was demolished in 2016. The site currently is undeveloped and primarily flat with an elevation that slopes downward to the rear (south). The elevation at the front of the site is approximately 14 feet above mean sea level (MSL) and elevation at the rear of the site is approximately 10 feet above MSL.
The site consists of two contiguous parcels with similar dimensions. Approximately 46 percent of the southern portion of the development site would remain undeveloped as it contains wetlands and other biological resources that are being retained. The subject site consists of a total of 72,984 sf lot area with a minimum lot width of 135 feet. It is comprised of 42,763 sf of the existing 570 Crespi Drive site plus an additional 30,221 sf lot area from a proposed merger with “Parcel 5” as shown on the vesting tentative subdivision map. Parcel 5 is a portion of the City-owned property located at 540 Crespi Drive (APN 022-162-420). The applicant would acquire Parcel 5 through a Purchase and Sale Agreement negotiated with the City Council. The applicant would also make certain off-site improvements to the property at 540 Crespi Drive that would remain in City ownership subject to the terms of the proposed Development Agreement which is further discussed in Section IV of this report.
B. Proposed Buildings and Design. Due to the site constraints noted above the development and site improvements are clustered on the front, northern portion of the lot. The project would merge the two parcels to create a single project site of 72,984 square feet in area, and the parcel merger is included as a condition of approval. The proposed development would be accessed from an entry- CC Staff Report
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only driveway, with the vehicular exit shared with the Community Center5. The project includes three buildings, totaling 43,696 sf in floor area, as shown in Figure 3. (Also see Project Plans Attachment F, Landscape Plans Attachment G, Vesting Tentative Subdivision Map Attachment H):
• Building A: Includes 3,165 sf of commercial floor area on the ground floor and three one-bedroom “flat” residential units on the second floor.
• Building B: Includes seven two-bedroom, three-story townhouses with attached two-car (tandem) garages.
• Building C: Includes nine two-bedroom, three-story townhouses with attached two-car (tandem) garages.
Figure 3: Proposed Site Plan
For all three buildings the proposed materials, colors, roofing, and other architectural features are described in Table 3.
5 Off-site driveway improvements are proposed as part of the Development Agreement, as well as an annual payment for the driveway lease.
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Table 3: Exterior Details
Exterior Architectural Features Proposed
Exterior Materials Stucco, metal, aluminum and fiber cement board Exterior Colors Cedar, white, and a range of greys and blacks Roofing Building A – Thermoplastic polyolefin and metal standing seam
Building B and Building C – Asphalt shingles and
metal standing seams
Window Glazing Bronze
Columns and Diagonal Bracing Steel sand blasted
As shown in the rendering in Figure 4, the front of Building A has three entrances with floor-to-ceiling windows, trimmed with black framing that highlight the front façade of the commercial spaces. Above the commercial space, corrugated metal balconies serve to create a distinct second level. Each of the three one-bedroom units would have a balcony facing Crespi Drive and would also share a public balcony facing south. The east and west units of Building A would also provide balconies facing south.
The center unit of Building A, Unit A2, would not have a secondary private balcony but would have access to a public balcony serving a circulation function from the staircase connecting the first and second floors of the building. Each unit has its own exterior entrance which is accessible through the public balcony on the second level.
Figure 4: Building A Rendering
Buildings B and C (Figure 5) feature tandem garages that open to the center of the site. Each unit would be accessible from a walk-through door adjacent to the garage doors which would first open to the main garage, then provide access to an interior, private staircase connected to the second floors CC Staff Report
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of the residential units containing the main living area, with the bedrooms located on the third floor, and roof decks on top.
Figure 5: Buildings B and C Rendering
C. Trees. There are 13 trees inventoried within the proposed project area which include Monterey cypress, Hollywood Juniper and pine trees, all of which are considered protected trees. An arborist report was completed on December 18, 2021, and updated on August 3, 2024, to reflect up to date protected tree information, demonstrating consistency with the City’s adopted Tree Preservation Ordinance (PMC Chapter 12) (Attachment I). Table 4 provides an inventory of protected trees.
Table 4: Protected Tree Inventory
Tree # Species Condition Notes Retain
1 Monterey
cypress
Fair Unmaintained, multiple trunks, multiple
limb failure on south side of canopy.
Located in the middle of the lot located at
the front of the property. Proposed
removal.
NO
2 Monterey
pine
Dead Proposed removal. NO
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Table 4: Protected Tree Inventory
3 Monterey
cypress
Fair Unmaintained, tree has many broken
branches, and the canopy has been heavily
pruned on one side to accommodate PG
and E. This tree should be removed but it
has been requested to be retained and
protected during construction.
YES
4 Monterey
cypress
Poor Unmaintained, located on the adjacent
property. The tree is in poor health and
condition and is located very close to the
proposed construction. The tree may not
survive construction but all attempts to
work around the tree and keep it alive will
be made. Storm damage from recent
storms has partially removed one side of
the canopy of the tree.
Proposed to be retained.
YES
5 Monterey
cypress
Fair Has not been maintained for many years.
Storm damage from recent storms has
partially removed one side of the canopy
of the tree.
Proposed removal.
NO
6 Monterey
cypress
Fair Has not been maintained for many years.
Storm damage from recent storms has
partially removed one side of the canopy
of the tree.
Proposed for removal.
NO
Tree # Species Condition Notes Retain
7 Monterey
cypress
Fair Tree is very close to a utility vault and is
proposed removal.
NO
8 Monterey
cypress
Fair Protected tree that will be retained and
should be protected during construction.
YES
9 Monterey
cypress
Fair Protected tree that will be retained and
should be protected during construction.
YES
10 Monterey
cypress
Fair Protected tree that will be retained and
should be protected during construction.
YES
11 Monterey
cypress
Poor Protected tree that will be retained and
should be protected during construction.
YES
12 Hollywood
juniper
Good Protected tree that will be retained and
should be protected during construction.
YES
13 Monterey
cypress
Fair Protected tree that will be retained and
should be protected during construction.
YES
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Of the 13 protected trees five trees are proposed for removal (trees #1, 2, 5, 6, and 7) by the applicant so development may occur at the front of the site in order to maintain the rear of the property in a natural state. The applicant requests approval for the removal of the five protected trees as the tree locations would conflict with the proposed building locations and/or other on-site improvements necessary for the project, and tree # 2 is dead. While the project proposes to remove five protected trees, the applicant has submitted a proposed landscape plan that would add 15 trees for a net increase of 10 trees, as discussed in more detail in the Landscaping and Open Space Section below. This is consistent with the Planning Commission’s prior requirement in 2022 to provide replanting at a 3:1 ratio. As a condition of approval, prior to the issuance of a building permit the applicant is to prepare Tree Protection and Preservation Plan, consistent with PMC Sec. 4-12.11, and include replanting at a 3:1 ratio (Attachment B, Exhibit B, Condition #12).
D. Parking. The Project would provide 47 off-street parking spaces, comprised of 32 covered parking spaces (two garage spaces per townhouse unit in a tandem configuration) and 15 uncovered spaces in parking areas adjacent to Building A and at the rear of Buildings B and C. Fifty-three spaces are required under the current Zoning, and the applicant is requesting a Parking Exception; see Section V for analysis. As described in Table 2 and included as a condition of approval (Attachment E, Exhibit A, Condition # 11), the project is required to have a minimum of five bicycle parking spaces.
E. Landscape and Open Space. The Project proposes approximately 7,953 square feet of landscaping, which constitutes 11 percent of the lot size, where 10 percent is required. The proposed planting palette includes 19 different perennial, shrub, grass, groundcover, tree and vine species, many of which are native to the area or California. The Arroyo Willow, a large shrub which is native to California, is a dominant plant species existing on-site. The proposed Project draws upon this natural condition and plants 11 additional Arroyo Willows throughout the site. Shrubs, living walls, and perennials are used in planters to help provide visual breaks between the asphalt and pedestrian walkways. The project proposes to remove five protected trees and would add 15 trees for a net increase of 10 trees.
Overall, the project meets the development standards for providing private usable open space per unit in a residential clustered housing development pursuant to PMC Section 9-4.2402 by providing landscaping onsite, balconies for all units, and roof top decks for all of the townhouses. The project would provide 10,334 square feet in private open space and 5,603 square feet in landscape usable open space for a total of 15,936 square feet, exceeding the 12,000 square foot requirement.
Building A provides five private balconies ranging in size from 131 square feet to 197 square feet and also includes a shared balcony that’s 328 square feet. Building B provides roof decks of at least 442 square feet and Building C provides roof decks 249 square feet in size. Six of the seven units in Building B and eight of the nine units in Building C would have four balconies: two each on the second and third levels, facing east and west. The southernmost units in Building B and Building C lack a fourth balcony on the third level, but both of the units have a large balcony of at least 270 square feet. Each unit in Building B and Building C has a supplemental balcony on the third level facing the center of the site which is usable but does not count towards the total amount of usable open space due to being smaller than the required dimensions pursuant to PMC section 9-4.260.2.
This code section indicates usable open space must be a minimum of four feet by ten feet; these CC Staff Report
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balconies are fourteen feet by three feet. Even without counting these balconies as usable open space, as noted earlier, the project exceeds the required amount of usable open space by over 2,500 square feet.
F. Wetlands. The project site contains wetlands across 46 percent of the site, and 33,372 square feet of the lot will remain undeveloped. The site also contains riparian vegetation, including Arroyo Willows (Figure 6). There is no construction proposed in the wetlands area. Approximately 784 square feet of Arroyo Willow would be relocated from the area between the rear of Buildings B and C to the rear of each building and along the west side of Building B. The new area of Arroyo Willow would be 1,170 square feet, a 27 percent increase in area.
Figure 6: Wetlands and Arroyo Willow
G. Signage. The project would include a variety of signage throughout the site. The signage would include a proposed single-sided freestanding sign that identifies the development and would be located east of the one-way entry driveway near Crespi Drive (Attachment F, Sheet A-0.51). It would be 7-feet, 4-inches tall by 12 feet wide, and the area of the copy would be a total of 56 square feet.
The sign would be primarily constructed of Corten steel plates with laser cut-out letters, frosted glass backing behind the letters, and internal LED illumination.
The project would also include tenant signs on the commercial building, examples of which can be seen on Sheets A3.5, A3.6, and A-7.2 of Attachment D. The various building numbers, parking, and directional signage are not specifically included in the project plans but will be required prior to issuance of building permits and reviewed/approved by the City Engineer, Fire Department, and Building Official.
PMC section 9-4.2907 requires multi-unit developments to have an approved master sign program (MSP). The proposed project includes a mixed-use residential and commercial multi-unit development and requires a master sign program. The PMC authorizes the Planning Director to approve an MSP as a condition of approval prior to building permit issuance. However, because the multi-unit development would include a freestanding sign, pursuant to PMC section 9-4.2906(b), the applicant is required to seek Planning Commission approval for the freestanding sign and the proposed MSP and because the Council has called up the November 3, 2025 Planning Commission decisions pursuant to PMC Sec 2-1.105, approval of the sign permit is part of the action to be considered by Council.
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IV. LEGISLATIVE ACTIONS: ANALYSIS AND FINDINGS
The proposed project requires Council approval of four legislative actions. The Planning Commission has recommended that Council approves the legislative actions. The proposed General Plan Amendment, Zoning Text Amendment and Rezoning, all shown in Table 5, and Development Agreement are consistent with policies found in both the 1980 General Plan and the 2040 General Plan.
Table 5: General Plan Land Use Designations and Zoning Districts Current Proposed
General Plan:
Mixed Use Center (MUC)
General Plan:
Mixed Use Center (MUC): developable area (no change)
Conservation (C) undeveloped area
Zoning:
Controlled Manufacturing (M-1)
Zoning:
Community Commercial (C-2) developable area
Open Space undeveloped area
A. General Plan Policies
The Project is consistent with the policies found throughout the 1980 General Plan6 and 2040 General Plan7
, including the prior and current Housing Elements8,9, as summarized below. For a complete list of applicable policies, please refer to Attachment J.
In summary, the project represents orderly growth that would enhance the character of lower Crespi Drive. The commercial space in the project would provide opportunities for new businesses and jobs in Pacifica and revenue-generating land uses to increase the fiscal benefits to the City. The project is well designed, meets the City’s adopted Design Guidelines, and, although not applicable to the project, it also meets the objective design standards recently adopted under the rezone program.
This infill mixed use housing development also activates and enhances this area, which is a designated activity center in the 2040 General Plan, and provides high-quality multi-family housing across income levels. A portion of the project site was previously developed and is fully located adjacent to already improved areas, and would be built outside of the wetland area, retaining 46 percent of the lot as undeveloped. The project would also add 19 residential units, including three BMRs, in a high resource area close to transit and shopping, and contribute to much-needed new housing within the City.
B. General Plan Amendment – GP-96-19. The proposed General Plan Amendment would reclassify the portions of the site to remain undeveloped to a Conservation (C) Land Use Designation and retain the Mixed Use Center (MUC) designation on the portions to be developed.
The Conservation designation “applies to publicly- and privately-owned open areas not intended for development,” which includes areas such as “land which is physically unsuited for development due to… wetlands… or other environmental constraints.” Redesignating the area over the portions to remain undeveloped would reflect the use of this area. Because the General Plan considers gross developable acres for calculating density, this change would not affect the overall density of the site 6 1980 General Plan: https://www.cityofpacifica.org/home/showpublisheddocument/2386/637838931942900000 7 2040 General Plan: https://cityofpacifica.egnyte.com/dl/vGfg0Mii2c 8 2015-2023 Housing Element: https://www.cityofpacifica.org/home/showpublisheddocument/2388/637838931948530000 9 2023-2031 Housing Element: https://cityofpacifica.egnyte.com/dl/fXv3YkHhqK4W CC Staff Report
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since it is excluded from density calculations.
C. Zoning Text Amendment and Rezoning. Per PMC section 9-4.3501, the zoning ordinance and zoning districts may be amended whenever the public necessity and convenience and the general welfare require such amendments. The Planning Commission reviewed the Zoning Text Amendment and Rezoning and recommended that the City Council approve these legislative actions. The recommendation to approve the Zoning Text Amendment and Rezoning is based on the following considerations:
i. Zoning Text Amendment – TA-116-19. Residential uses located above the ground floor in the same building as commercial uses, or vertical mixed, are currently allowed by conditional use in the C-2. The proposed zoning text amendment would add a new subsection (12) to section 9-4.1101(b) of the PMC to add a new conditional use that incorporates the allowance of residential-only buildings as part of an integrated mixed-use development to the C-2 zoning district, as follows:
PMC section 9-4.1101(B) (12) Residential dwelling units as part of a mixed-use development, including: (a) Residential units located above the ground floor in the same building as a permitted commercial use (“vertical mixed use”); and (b) Residential units located in a separate building or buildings on the same site as a permitted commercial use, where the residential and commercial uses are planned as a single, integrated development project (“horizontal mixed use”).
The zoning text amendment would apply to all property in the City zoned as C-2 and would by reference also apply to properties zoned as O (Professional Office), which refers to the standards in C-2. The zoning text amendment would not alter the allowable uses or density in the C-1 (Neighborhood Commercial) zoning district where residential uses mixed with commercial uses on the same site would continue to be required within the same building as a commercial use, above the ground floor (vertical mixed-use), with a maximum density of one unit per 2,000 square feet of lot area. Residential uses would continue to be prohibited in the C-3 (Service Commercial) zoning district.
The Zoning Amendment would also address an inconsistency between the zoning ordinance and the 2040 General Plan for sites that are zoned C-2 or O and designated as Mixed Use Neighborhood (MUN) or Mixed Use Center (MUC). These Mixed Use Land Use Land Use designations (1) both allow vertical and horizontal mixed use, and (2) establish the density allowance based on units per acre. The current zoning ordinance is inconsistent because it only allows vertical mixed use and establishes a density of one unit per 2,000 square feet of lot area, which is less than what is allowed under the General Plan. Further, sites that are zoned C-2 or O but are not designated in the General Plan to allow residential uses would not be impacted by this change since residential is not allowed. ii. Rezoning – RZ-194-16. The project would rezone the northern developable portions of the subject site from the M-1 (Controlled Manufacturing) to the C-2 (Community Commercial) zoning district. The M-1 zoning district is subject to the allowable uses in the C-3 (Service Commercial) zoning district codified in PMC section 9-4.1201 which expressly prohibit CC Staff Report
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residential uses. The proposed rezoning would allow the proposed project and proposed uses to be subject to the allowable uses in the C-2 zoning district codified in PMC section 9-
4.1101 which, upon approval of the proposed zoning text amendment, would allow mixeduse commercial and residential development on the project site.
The project would also rezone the southern portions to remain undeveloped to an Open Space Zoning District consistent with the recommended General Plan designation of Conservation. The purpose of the Open Space District is to provide for the protection, maintenance, and enhancement of such environmental resources while providing for reasonable and compatible uses of land, and extends “protections to, but not limited to… land which is unsuitable for development due to steep slopes, geotechnical hazards, or other reasons, land areas vital to water resources relating to the supply, recharge, and/or watersheds, and areas of scenic value or unique natural features” (PMC section 9-4.2051).
Open space as a reserve for seismic safety, water conservation erosion protection, view protection, or appropriate uses is a permitted use in the district.
The rezoning would also address an inconsistency between the site zoning designation and the 2040 General Plan MUC Land Use designation, which allows mixed use residential whereas the M-1 zoning prohibits residential. Both the rezoning to C-2 and zoning text amendment would create consistency between the current MUC designation, which allows horizontal mixed use, and the zoning by allowing residential uses on the site, eliminate the conflicting prohibition on residential uses on the site, density provisions (no minimum and lower maximum), and allowing horizontal mixed use at the site.
Attachment C includes the existing and proposed zoning designations.
D. Findings for General Plan Amendment, Rezoning and Zoning Text Amendment.
The findings to support the approval of the proposed General Plan amendment, rezoning, and zoning text amendment are summarized below, and as set forth in detail in the proposed General Plan resolution and zoning ordinance (Attachment B and Attachment C, respectively):
As set forth in the findings, the Project would provide 19 residential units, including three Below Market Rate (BMR) homeownership units (one in each building) to meet current inclusionary housing requirements. The site’s location and characteristics and the in-fill nature of the development make it suitable for the density, intensity, and type of development proposed. The General Plan Amendment and rezoning would be appropriately divided between the MUC Land Use designation and C-2 zoning on the northern developable portions of the parcel, and Conservation Land Use designation and Open Space zoning on the southern portions that are proposed to remain in a natural state. The zoning text amendment would allow flexibility in site design to utilize the developable portions at a scale and intensity appropriate for the area by clustering development in the appropriate part of the site, providing space for critical housing and viable commercial spaces along the street frontage. The Project aligns with current policies to promote infill development, encourage mixeduse development, especially in the lower Crespi Drive primary activity center, and preserve natural resources.
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The rezoning to C-2 and text amendment also address the current inconsistencies between the Mixed Use Center Land Use designation and the M-1 Zoning District by allowing residential uses, and inconsistencies with the C-2 district by allowing both vertical and horizontal mixed use as conditional uses, and removing inconsistent provisions that do not establish a minimum density and set a lower maximum based on lot area.
The Project also supports and furthers Housing Element polices and increases ownership opportunities in a high resource area of the City. Further, the proposed rezoning and zoning text amendment would facilitate a project that can safely develop without causing adverse neighborhood impacts, and the appropriate General Plan consistency and zoning compliance findings can be made for the development upon approval.
E. Development Agreement – DA-4-21. The City and the developer negotiated the terms of a development agreement to establish certain developer benefits and public benefits (Attachment D, Exhibit A). The developer would be granted vested rights to proceed with development under the City’s current land use regulations for the term of the development agreement, up to five years with an initial term of three years and a provision for a two-year extension. Public benefits include, but are not limited to:
• Affordable housing contribution in excess of the minimum requirements of the City’s below-market rate (BMR) inclusionary zoning requirements in the amount of $272,000; • Lease and associated payments to the City for use of the Community Center driveway at 540 Crespi Drive;
• Improvements to the Community Center property including construction of off-street parking spaces, a drop-off location at the front of the Community Center building, and landscaping improvements; and
• Wetlands interpretive signage at the rear of the project site.
All off-site improvements provided pursuant to the Development Agreement, including new parking spaces at the Community Center, would be required to obtain the applicable permits with the final layout and configuration approved to the satisfaction of the City Engineer (Condition of Approval #25), and be completed prior to the first Certificate of Occupancy.
The findings to approve the Development Agreement, pursuant to PMC section 9-4.5007, can be made, as summarized below ,and as set forth in detail in the proposed ordinance (Attachment D):
The project consists of an in-fill development with direct access to a public street and utilities within Crespi Drive. The proposed development would not result in any adverse impacts to public health, safety, or welfare as conditioned. In particular, the project would result in a project where building mass would be broken up into three buildings as opposed to a single building as would be required under current zoning standards.
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receiving substantial benefits from development of the project. Article 5 of the development agreement would also require payment of an additional affordable housing contribution of $272,000 prior to issuance of a building permit.
New housing creates revenue for the City through sales and property taxes and supports local businesses. The commercial component of the project would have a positive impact on the City’s economy, and the residential component of the project would have a significant positive impact on meeting the City’s housing needs generally and affordable housing needs specifically, as well as generating additional revenue.
The project, on the whole, inclusive of the provisions of the proposed development agreement, would be positive for the City of Pacifica and would not adversely affect public health, safety, or welfare.
V. DEVELOPMENT PERMITS: ANALYSIS AND FINDINGS
The project also requires approval of the six discretionary permits listed and summarized below, which have been called-up for Council consideration. The effectiveness of any development permit approvals would not be valid until the effective date of the legislative approvals, and a condition of approval has been included. The Council may either approve, disapprove or modify the Planning Commission decision.
A. Site Development Permit – PSD-811-16 is required for new construction in a commercial zoning district pursuant to PMC section 9-4.3201(a) and for construction of a clustered housing development pursuant to PMC section 9-4.2403(a).
Section 9-4.3204(a) of the PMC states that a site development permit shall not be granted if the certain findings are made. As summarized below and set forth in detail in the proposed resolution (Attachment E), staff recommends that findings be made to support the fact that the findings for disapproval cannot be made. The Planning Commission agreed and approved the Site Development Permit.
Generally, the project will not create a hazardous traffic pattern and has well designed parking areas.
Further, the project would provide sufficient landscaped area and would exceed the landscape requirements for the site without including the area to remain undeveloped. The buildings range from two to three stories and comply with the maximum height limit. Forty-six percent of the lot would remain undeveloped and in a natural state, with all structures located outside of the wetland.
The project design complies with the City’s adopted Design Guidelines, including responsive site planning and building design. The project also complies with the recently adopted objective design standards even though these standards do not apply to the project.
The project is consistent with the General Plan, as detailed in the proposed resolution, and would also be consistent with the Inclusionary Housing requirements by providing three BMR units (15 percent of the total) equally distributed throughout the development with one in each building.
With the rezoning and text amendment, the project would be consistent with the C-2 zoning district, as well as the residential cluster development standards.
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B. Use Permit – UP-076-16 is required for the proposed residential uses pursuant to the proposed zoning text amendment to PMC section 9-4.1101(b), abutting an R district pursuant to PMC section 9-4.1102(i), and residential clustered housing development pursuant to PMC section 9-4.2403(a).
Section 9-4.3303(a) of the PMC states that a use permit shall be granted only if the certain findings are made, and PMC section 9-4.2403(c) also requires additional findings for approval of a residential clustered housing development. As summarized below and set forth in detail in the proposed resolution (Attachment E), staff recommend that the findings for approval can be made. The Planning Commission agreed and approved the Use Permit.
Generally, the use and building will not be detrimental to health, safety and welfare and are consistent with the General Plan and other City requirements, including the design guidelines. The privacy of nearby residences will not be reduced and the architectural features of proposed structures will be integrated harmoniously into the design character of the immediate neighborhood C. Parking Exception – PE-183-19 is required for an exception to off-street parking requirements pursuant to PMC section 9-4.2824(a).
Section 9-4.2824(a) of the PMC states that a parking exception shall be granted in the event of practical difficulties and unusual hardship upon making of a finding that the establishment, maintenance, and/or conducting of the off-street parking facilities as proposed are as nearly in compliance with the requirements as are reasonably possible. As summarized below and set forth in detail in the proposed resolution (Attachment E), staff recommend that the findings for approval be made. The Planning Commission agreed and approved the Parking Exception.
The primary constraint to the provision of off-street parking facilities on the subject site is suitable development area which presents practical difficulty and unusual hardship. The project and parking has been designed to protect the biological resources that exist on 46 percent of the site – roughly in the southern half of the lot. Off-street parking is provided where feasible while balancing the need for landscaping, zoning-compliant drive aisles, and other mandatory requirements for the project.
Providing the required number of off-street parking spaces would most likely require encroaching into the southern half of the site, which contains important biological resources, or else reducing the number of residential units proposed with the project, which would run at cross-purposes with General Plan policies to encourage in-fill and affordable housing development.
The tandem parking configuration within the garages of the two-bedroom townhouse units is a reasonable alternative to the standards side-by-side garage requirement. The uncovered parking is sited in practical locations while also complying with site development permit findings and Design Guidelines that direct off-street parking to be located where less visible from the street. The offstreet parking facilities as proposed would be as nearly in compliance with the standards as is reasonably possible.
D. Sign Permit – S-129-19 is required for the proposed freestanding sign as a part of a master sign program for its commercial tenants pursuant to PMC section 9-4.2907(b).
Section 9-4.2907 of the PMC states that a sign permit for a freestanding sign shall be granted only if CC Staff Report
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certain findings are made. As summarized below and set forth in detail in the proposed resolution (Attachment E), staff recommend that the findings for approval be made. The Planning Commission agreed and approved the Sign Permit.
The proposed project is located along a substantially developed segment of Crespi Drive. The properties adjacent to the project site at 540 Crespi Drive and 580 Crespi Drive both have freestanding signs to identify those developments. A freestanding sign is necessary to distinguish the project site from the adjacent properties at 540 Crespi Drive and 580 Crespi Drive. Additionally, with much of the project located behind Building A at the rear of the project site, a freestanding sign that identifies the name of the development would provide a ready means for businesses, residents, and emergency services to direct visitors to the project site with a simple point of reference to the freestanding sign. Further, the sign is consistent with the purposes of the Sign Ordinance, and would not exceed size limitations, or interfere with vehicular access or pedestrian safety.
E. Vesting Tentative Subdivision Map – SUB-233-16 for condominium subdivision of five or more parcels pursuant to PMC section 10-1.302.
Section 10-1.407(d) of the PMC lists the findings that would require denial of a vesting tentative subdivision map. A map may be approved only if none of those findings can be made. As summarized below and set forth in detail in the proposed resolution (Attachment E), staff recommend that the findings for denial cannot be made. The Planning Commission agreed and approved the Vesting Tentative Subdivision Map.
The proposed subdivision, including its design and improvements, is consistent with the General Plan and zoning provisions, as detailed in the Site Development Permit findings. Because the project is primarily a condominium subdivision of airspace, many of the subdivision standards are not applicable to the proposed subdivision. However, the proposed subdivision would meet the lot design and standards related to the preservation of existing vegetation by preserving the southern portion of the project site. The proposed subdivision would also comply with the specific requirements applicable to a vesting tentative subdivision map which include, but are not limited to, concurrent application for all other required discretionary project.
The site is suitable for mixed use residential development, as identified in the 1980 General Plan Commercial designation that allowed vertical mixed use and the 2040 General Plan MUC designation that allows for both vertical and horizontal mixed use. Potential impacts and mitigation measures were analyzed in the Environmental Impact Report, and required mitigations would reduce potential impacts to biological resources to less than significant.
F. Tree Removal Permit – TP13-25 for removal of one or more Protected Trees pursuant to PMC section 4-12.04(a).
Section 4-12.04(c) of the PMC states that a tree removal permit shall be granted based on certain criteria. As summarized below and set forth in detail in the proposed resolution (Attachment E), staff recommend that the findings for approval be made. The Planning Commission agreed and approved the Tree Removal Permit.
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Five of the thirteen protected trees proposed for removal to accommodate development are clustered on the northern portion of lot, outside of the wetland. Given the limitations of the identified biological resources at the rear of the property, removal of the trees is necessary to preserve the natural portions of the property at the rear of the site while allowing for the economically viable use of the property.
VI. AGREEMENT FOR PURCHASE AND SALE
As noted above, the project includes a 55-foot portion of the City property located at 540 Crespi Drive, which the applicant has proposed to purchase from the City. The City and the developer negotiated the terms and conditions of the transfer, which are set forth in a proposed Agreement for Purchase and Sale attached hereto as Exhibit A to Attachment K (the “Agreement”). The terms include a purchase price of $750,000, which was based initially on an appraisal and then negotiated between the City and the developer.
In addition, the Agreement includes standard terms and conditions regarding escrow, closing requirements, warranties and representations, and due diligence and title review. In particular, the Agreement requires that escrow be opened within ten days of the effective date of the Agreement and that a Good Faith Deposit of $75,000 be deposited into escrow three business days thereafter. The Good Faith Deposit will become nonrefundable after the end of a 90-day due diligence period if the applicant determines to move forward after title and property review. In addition, the applicant would be purchasing the property in its as-is condition and releasing the City from claims regarding the condition of the property. The final closing is conditioned upon the applicant obtaining a building permit to construct the project to ensure the property is not transferred until the project is ready to move forward.
The outside closing date is December 31, 2026, subject to extension.
Before the disposition of any real property, the Planning Commission must find that the transfer conforms to the adopted 2040 General Plan to ensure that the location, purpose, and extent of the disposition are consistent with the City’s long-range planning goals and policies. The Planning Commission reviewed the real property transfer for General Plan consistency and made the required finding on November 3, 2025. In addition, as set forth above, the City has complied with all the required SLA requirements.
VII. CEQA RECOMMENDATION FOR CERTIFICATION OF EIR AND ADOPTION OF CEQA FINDINGS AND
STATEMENT OF OVERRIDING CONSIDERATIONS
In accordance with the California Environmental Quality Act (CEQA), the City prepared a Focused Environmental Impact Report (EIR) to evaluate the environmental impacts of the proposed project (State Clearinghouse #2021120126)10. The EIR analysis evaluated the following potential environmental impacts from the project: Biological Resources; Greenhouse Gas Emissions; and Transportation (Attachment A, Exhibit A). The Initial Study prepared for the project, and included as Appendix A of the Draft EIR, identifies potentially significant impacts related to the following: Cultural and Tribal Cultural Resources; Geology and Soils/Mineral Resources; Hazards and Hazardous Materials; Hydrology and Water Quality; and Noise. However, the City has concluded that implementation of 18 mitigation measures in the proposed Mitigation Monitoring and Reporting Program (MMRP) (Attachment A, 10 Environmental documents also available through State Clearinghouse: SCH# 2021120126 CC Staff Report
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Exhibit B) would reduce these potentially significant environmental impacts to a less than significant level. The MMRP identifies responsibilities related to implementation, timing, monitoring frequency, and responsible party for each mitigation measure. As identified, a Greenhouse Gas Emissions and a Transportation Impact was determined to be significant and unavoidable, thus a Statement of Overriding Consideration has been prepared.
In summary, the EIR for the 570 Crespi Drive Project identified significant and unavoidable impacts related to greenhouse gas emissions and vehicle miles traveled. Although mitigation measures have been incorporated, these impacts would remain significant. The City Council must therefore adopt a Statement of Overriding Considerations. In this case, the Project’s benefits—including new housing units to help meet RHNA obligations, new commercial space and jobs, economic and fiscal benefits to the City, site improvements to the Community Center, and preservation of open space and wetlands—outweigh the Project’s unavoidable environmental effects.
The City prepared and released the Draft EIR on April 11, 2025, for a 45-day public review period to present the proposed project to the public, answer questions about the proposed project, and receive public comments on the Draft EIR. The 45-day public review period was extended to June 20, 2025. The City received written comments on the Draft EIR during the 70-day public review period. Based on comments pertaining to the adequacy of the Draft EIR related to biological resources, the City determined that recirculation of Chapter 4.1 was required.
The Partially Recirculated Draft EIR was made available for public review and comment from August 1, 2025, through September 15, 2025 (5 PM). The City received one public comment and no agency comments on the Partially Recirculated Draft Review during the public review and comment period.
As it pertains to potential development of sites other than the project site as a result of the zoning text amendment, as indicated in the EIR (including the IS/MND) prepared for the project and above in this staff report, mixed-use commercial and residential development on the same lot or parcel would continue to be a conditional use subject to approval of a use permit, which is a discretionary permit. The use permit review and approval process requires a discretionary permit and would be subject to the requirements of CEQA. Consequently, development of new residential uses that may result from the zoning text amendment on sites other than the project site would be subject to site-specific environmental review and would not be allowed by-right by the proposed zoning text amendment.
As discussed above, after an appeal of the project approvals in 2022, the City Council directed preparation of an EIR. During preparation of the EIR, agency comments were received that further refined the prior biological analysis. The EIR process included:
• Conducting a formal wetland and jurisdictional delineation in coordination with the California Department of Fish and Wildlife (CDFW), Regional Water Quality Control Board (RWQCB), U.S.
Army Corps of Engineers (USACE) to confirm whether any Waters of the U.S. or State occur onsite. • Completing updated biological surveys and special-status species habitat assessments to verify the presence of absence of sensitive resources.
• Expanding the analysis to address habitat connectivity, potential barriers to wildlife movement, and the effects of project lighting.
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• Revising and strengthening mitigation measures, including wider buffer zones, enhanced tree protection and replacement ratios with monitoring and bonding requirements, detailed preconstruction survey protocols for nesting birds. • Responding to public agency comments in the recirculated Chapter 4.1, clarifying methodologies, thresholds, and implementation requirements for all mitigation measures.
These refinements resulted in a more robust analysis. The Final EIR concludes that all biological resource impacts can be mitigated to a less-than-significant level. The Partially Recirculated Chapter 4.1 received one additional public comment and no agency comments during the August 1 – September 15, 2025, comment period. No changes were required to the environmental documents based on review of the public comment.
VIII. STAFF RECOMMENDATION
The project is one of the three largest housing development projects proposed in the City in the last eleven years11 to come before the Planning Commission and City Council for entitlements. This is also the first project to be considered after the adoption and certification of Pacifica’s 2023-2031 Housing Element and is the only housing development project under consideration for entitlement this calendar year.
The project site, because of its proximity to residential, commercial, public facilities, and recreational opportunities, is an appropriate in-fill development site. In-fill development of mixed residential and commercial uses is consistent with the various policies in the City’s 1980 and 2040 General Plan. The project, as conditioned, would be consistent with applicable provisions of the PMC and required findings for approval of the required permits, or would receive appropriate exceptions therefrom.
The zoning text amendment, which would also be applicable to sites other than the project site, would enhance public health, safety, and welfare by providing greater flexibility in the design of mixed-use projects on sites affected by the amendments and better align with Land Use designations in the adopted 2040 General Plan. Greater flexibility in project design can improve neighborhood compatibility of projects and reduce the bulk of mixed-use buildings as discussed in the staff report. Such is the case with the project, where a rezoning to C-2 (Community Commercial) would appropriately allow mixed-use development and would allow the project to utilize the provisions that add horizontal mixed use to the already allowable mixed use contained in the zoning text amendment.
Due to the appropriateness of the project and its consistency with applicable development regulations, staff recommend the City Council certify the EIR and adopt the CEQA findings and a Statement of Overriding Consideration, approve the proposed development agreement, rezoning, and zoning text amendment, and approve the decision of the Planning Commission and approve the Development Permits.
11 801 Fassler Avenue: 24 units including four BMR; application 2014 and approval 2018; under construction/some units occupied; and
930 Oddstad Boulevard: 70 workforce units; application 2020 and approval 2023; building permit under review
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X. PUBLIC COMMENTS
Public comments received between October 1, 2025 through noon October 26, 2025, prior to the agenda packet publication, are included as Attachment M. *****
ALTERNATIVE ACTION:
The City Council could modify or deny the project, or continue the hearing to another date, provided that the PC decisions that were called up for review are brought back prior to Sunday, January 11, 2026, to comply with the 60-day timeline for acting on an appeal set forth in PMC Section 9-4.3603, which must be followed for Councilmember Call-Ups as well.
RELATION TO CITY COUNCIL GOALS AND WORKPLAN
The project, as a whole, relates to the following Strategic Plan12 goals:
• 01: Enhance organizational and fiscal stability
• 02: Improve and steward City infrastructure, streets and facilities • 03: Prioritize protection and development of affordable housing FISCAL IMPACT:
In addition to the fiscal benefits associated with new housing, the development agreement would have the following positive fiscal impacts for the City:
• Revenue from the sale of the property to the developer; • Property and sales taxes from the units;
• Affordable housing contribution of $272,000, beyond and in addition to the code required three on-site BMR units; and
• Annual payment for a driveway lease, which is adjusted annually; and • Construction of off-site improvements at the City-owned and operated community center 12 City of Pacifica Strategic Plan 2023 to 2030 (amended April 14, 2025):
https://www.cityofpacifica.org/government/city-council-strategic-plan CC Staff Report
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ATTACHMENTS LIST
Attachment 00 – Staff Report (Full)
Attachment A - Draft EIR Resolution & Statement of Overriding Considerations • Exhibit A: Environmental Impact Report (FEIR, PR DEIR, DEIR) • Exhibit B: Mitigation Monitoring and Reporting Program (MMRP) (Section 3 of Final EIR) Attachment B – Draft General Plan Amendment
• Exhibit A: Land Use Diagram
Attachment C – Draft Rezone and Zoning Text Amendment Ordinance • Exhibit A: Zoning Diagram
Attachment D – Draft Development Agreement Ordinance
• Exhibit A: Draft Development Agreement
Attachment E – Draft Permit Approvals Resolution
• Exhibit A: Conditions of Approval
• Exhibit B: Mitigation Monitoring and Reporting Program (MMRP) Attachment F - Project Plans
Attachment G – Landscape Plans
Attachment H – Vesting Tentative Subdivision Map
Attachment I – Arborist Report
Attachment J – LU Policies
Attachment K – Draft Purchase and Sale Agreement Resolution Attachment L – Council Call Up, dated November 12, 2025 Attachment M – Public comment (10/1/25 – 11/26/25)