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ATTACHMENT E
RESOLUTION NO. xx-2025
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF PACIFICA APPROVING THE PLANNING COMMISSION’S DECISION AND APPROVING SITE
DEVELOPMENT PERMIT PSD-811-16, USE PERMIT UP-76-16, PARKING EXCEPTION PE-183-19, SIGN PERMIT S-129-19, VESTING TENTATIVE SUBDIVISION MAP SUB-233-16, AND TREE REMOVAL PERMIT TP-13-25 TO
ALLOW CONSTRUCTION OF A MIXED-USE COMMERCIAL AND RESIDENTIAL PROJECT CONSISITING OF 3,165 SQUARE FEET OF COMMERCIAL AREA AND 19 RESIDENTIAL CONDOMINIUMS AT 570 CRESPI DRIVE (APN 022-162-310) AND THE WEST 55 FEET OF 540 CRESPI DRIVE (APN 022-162-420.
________________________________________________________________ Initiated by: Brendan Murphy (“Applicant”)
WHEREAS, an application has been submitted for construction of a 43,696-square foot (sf) mixed-use development including one two-story mixed-use building with three residential units and 3,165 sf of commercial space, two three-story residential buildings behind the street-facing mixed-use building consisting of 16 townhouse residential units; construction of a freestanding sign; merger of two parcels located at 540 and 570 Crespi Drive (APNs 022-162-420 and 022-162-310); removal of five protected trees; a condominium subdivision; construction of off-site parking, circulation and landscaping improvements at 540 Crespi Drive; construction of a wetlands interpretive sign; a development agreement with certain public and developer benefits; a general plan amendment to designate portions of the site as C (Conservation); a zoning text amendment to revise the list of conditional uses in the C-2 (Community Commercial) zoning district; and a rezoning to change the zoning classification to the C-2 zoning district the areas to be designated as Conservation to OS (Open Space) (“Project”); and WHEREAS, the Project requires approval of a Site Development Permit because it would involve new construction in a commercial zoning district pursuant to PMC section 9-4.3201(a) and because it would include construction of a clustered housing development pursuant to PMC section 9-4.2403(a); and
WHEREAS, the Project requires approval of a Use Permit because it would include a mixed use development with residential uses on the ground floor pursuant to the proposed zoning text amendment to PMC section 9-4.1101(b), because the use would abut an R district pursuant to PMC section 9-4.1102(i), and because it would include a residential clustered housing development pursuant to PMC section 9-4.2403(a); and WHEREAS, the Project requires approval of a Parking Exception because the Applicant requests an exception to off-street parking requirements pursuant to PMC section 9-4.2824(a); and
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WHEREAS, the Project requires approval of a Sign Permit because it would construct a freestanding sign and Master Sign Program (MSP) pursuant to PMC section 9-4.2906(b); and
WHEREAS, the Project requires approval of a Vesting Tentative Subdivision Map because it would subdivide airspace into five or more parcels (i.e., condominiums) pursuant to PMC section 10-1.302; and
WHEREAS, the Project requires approval of a Tree Removal Permit because it would remove protected trees pursuant to section 4-12.04(a); and WHEREAS, the Planning Commission held a duly noticed public hearing on the Project on March 7, 2022, at which time it considered all oral and documentary evidence presented, and incorporated all testimony and documents into the record by reference, and adopted Resolution No. 2022-006 by a vote of 6-0 with one abstention to adopt an Initial Study/Mitigated Negative Declaration, approve 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 Heritage Tree Authorization to approve the Project, and to initiate and recommend City Council approval of General Plan Amendment GP-96-19, Rezoning RZ-194-16, Zoning Text Amendment TA-116-19, and Development Agreement DA-4-21; and
WHEREAS, a timely appeal of the Planning Commission's adoption of Resolution No. 2022-006 was filed on March 17, 2022 ("Appeal"); and WHEREAS, on October 19, 2022, the City Council remanded the matter back to the Planning Commission pending preparation of an Environmental Impact report (EIR) in accordance with the CEQA; and
WHEREAS, a Draft Environmental Impact Report (“Draft EIR”) was released for public and agency review on April 11, 2025. The Draft EIR assesses the potential environmental effects of implementation of the Project, identifies means to eliminate or reduce potential adverse impacts, and evaluates a reasonable range of alternatives to the Project; and
WHEREAS, a Partially Recirculated Draft Environmental Impact Report (“Partially Recirculated Draft EIR”) was released for public and agency review on August 1, 2025.
Based on the comments received regarding the Draft EIR, the Partially Recirculated Draft EIR recirculated Chapter 4.1, Biological Resources, of the Draft EIR, in order to comply with CEQA Guidelines Section 15088.5; and
WHEREAS, the Planning Commission held a duly noticed public hearing on November 3, 2025, and adopted Resolution No. 2025-014 certifying the Final EIR and adopting Findings of Fact and a Statement of Overriding Considerations and the Mitigation, Monitoring, and Reporting Program for the Project (State Clearinghouse No. 2021120126); and
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WHEREAS, the Planning Commission also adopted Resolution No. 2025-015 recommending City Council approval of General Plan Amendment GP-96-19, Rezoning RZ-194-16, Zoning Text Amendment TA-116-19, and Development Agreement DA-4-21; 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 (“Development Permits”) subject to the conditions of approval; and making Government Code section 65402 findings; and WHEREAS, a member of the City Council called-up the decisions made by Planning Commission on November 12, 2025, during the 10-day statutory period, pursuant to Pacifica Municipal Code (PMC) Section 2-1.105; and WHEREAS, the City Council held a duly noticed hearing on the Project at a special meeting of the City Council on December 2, 2025 and adopted Resolution No. xx-2025 certifying the Final EIR and adopting the CEQA Findings, a Statement of Overriding Considerations (SOC), and Mitigation and Monitoring Program (MMRP) for the Project.
The Final EIR, Findings, SOC, and MMRP are herein incorporated into this Resolution by reference; and
WHEREAS, at that same hearing, the City Council adopted Resolution No. xx2025 approving the General Plan Amendment GP-96-19 to reclassify portions of the Project site to remain undeveloped as Conservation; and WHEREAS, at that same hearing, the City Council adopted Ordinance No. xxxC.S. approving Rezoning RZ-194-16 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 Zoning Text Amendment TA-116-19 to allow horizontal mixed use as a conditional use in C-2; and
WHEREAS, at that same hearing, the City Council adopted Ordinance No. xxxC.S. approving Development Agreement DA-4-21 to approve and authorize execution of a Development Agreement between Crespi Breakwater, LLC and City of Pacifica to provide certain public and private benefits in conjunction with the Project.
NOW, THEREFORE BE IT RESOLVED by the City Council of the City of Pacifica as follows:
1. The above recitals are true and correct and material to this Resolution.
2. In making its findings, the City Council relied upon and hereby incorporates by reference all correspondence, oral and written staff reports, and other related materials.
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BE IT FURTHER RESOLVED that the City Council finds that for Site Development Permit PSD-811-16, none of the findings that would preclude issuance of a site development permit under PMC Section 9-4.3204 can be made, as set forth below:
i. That the location, size, and intensity of the proposed operation will create a hazardous or inconvenient vehicular or pedestrian traffic pattern, taking into account the proposed use as compared with the general character and intensity of the neighborhood.
The Project is located on Crespi Drive, which contains public facilities, commercial, multi-family residential, single-family residential, and mixed-use land uses in the vicinity of the project. As such, the location, size, intensity, and general character of the proposed mixed-use building will be compatible with the development in the vicinity. Similarly, the location, size, intensity, and general character of the two residential buildings are consistent with the existing multi-family residential buildings located on the north side of Crespi Drive in the vicinity. The number of residential units proposed on the site meets the density standard specified for the site. A traffic impact analysis prepared for the project concluded that the project would not result in adverse impacts related to traffic or parking. Therefore, the Project will not create a hazardous or inconvenient vehicular or pedestrian traffic pattern.
ii. That the accessibility of off-street parking areas and the relation of parking areas with respect to traffic on adjacent streets will create a hazardous or inconvenient condition to adjacent or surrounding uses.
The parking for the project will be located in covered and uncovered parking areas located away from the traffic along Crespi Drive. All off-street parking spaces will be accessed from driveways interior to the project site. Therefore, the project will not create a hazardous or inconvenient condition to adjacent or surrounding uses with respect to traffic on the street.
iii. That insufficient landscaped areas have been reserved for the purposes of separating or screening service and storage areas from the street and adjoining building sites, breaking up large expanses of paved areas, and separating or screening parking lots from the street and adjoining building areas from paved areas to provide access from buildings to open areas.
A total of 11 percent of the site area will be planted with landscaping, in excess of the 10 percent requirement in PMC section 9-4.1102(d), which does not include the large area of the lot that is to remain undeveloped. Only one off-street parking area, located to the east of Building A, will be directly visible from the public rightof-way. A planter area will be located immediately north of this parking area to provide screening from the street. Other service areas, such as the trash enclosure for the project located at the north end of Building B, will not be directly visible from the public right-of-way and will be substantially screened from public view by solid 4924-6914-0604 v1 5
gates integrated into the enclosure’s design and by placement of Building A. The project does not feature large expanses of paving as the paved driveways and offstreet parking areas are broken into three segments that limits the aggregate size of paving visible from any single vantage point.
Based on the foregoing, the project will not reserve insufficient landscaped areas for the purposes of separating or screening service and storage areas from the street and adjoining building sites, breaking up large expanses of paved areas, and separating or screening parking lots from the street and adjoining building areas from paved areas to provide access from buildings to open areas iv. That the proposed development, as set forth on the plans, will unreasonably restrict or cut out light and air on the property and on other property in the neighborhood, or will hinder or discourage the appropriate development and use of land and buildings in the neighborhood, or impair the value thereof.
The maximum height of the proposed buildings will not exceed the maximum height allowance of 35 feet. The mixed-use building along Crespi Drive is only two stories, with the two, three-story building located behind. Development regulations for the C-2 (Community Commercial) zoning district do not require setbacks; however, the project does provide 10-foot front and side setbacks (excluding balcony areas), and a 235-foot rear setback. Additionally, the minimum distance between buildings internal to the site is 25 feet, which will prevent crowding. The project also consists of three buildings as opposed to a single, larger building because of the proposed zoning text amendment, which serves to provide more open area on the site which in turn increases open access to light and air on the project site and other property in the neighborhood. As it relates to the adjacent properties closest to the project site – the property to the east at 580 Crespi Drive does not have any windows on the side of the building facing the project site and will not be impacted by reduced access to light or area; and the property to the west at 540 Crespi Drive is located more than 60 feet away which will prevent the project from impacting access to light or air based on the 35-foot maximum height of the project. Therefore, the proposed development will not unreasonably restrict or cut out light and air on the property and on other properties in the neighborhood. v. That the improvement of any commercial or industrial structure, as shown on the elevations as submitted, is substantially detrimental to the character or value of an adjacent R District area.
The closest R-zoned district to the commercial building of the proposed project is the Ocean View Senior Apartments at 555 Crespi Drive. The property at 555 Crespi Drive is located approximately 120 feet northwest of the project site in the R-3 (Multiple-Family Residential) zoning district. The design of the commercial and residential mixed-use building is high-quality, and uses an aesthetically appealing combination of materials, colors, and architectural design features. 4924-6914-0604 v1 6
Therefore, the proposed development will not be detrimental to the character of the R District area in the vicinity of the site
vi. That proposed development will excessively damage or destroy natural features, including trees, shrubs, creeks, and rocks, and the natural grade of the site, except as provided in the subdivision regulations as set forth in Chapter 1 of Title 10 of the Municipal Code.
There are 13 Protected trees identified in the project plans. The project proposes to remove five of the protected trees, including pine and Monterey cypress trees, to facilitate construction of the proposed project. There are eight protected trees that will be maintained within the project area. An arborist report was prepared evaluating the condition of the protected trees.
The landscape plan also includes the maintenance of an existing Arroyo Willow grove, a California native tree-like shrub endemic to Pacifica, and will plant 11 additional Arroyo Willows along the western and southern perimeter of the developed area. The landscape plan also includes planting shrubs, vines, and perennials and 15 trees throughout the site.
Given the landscaping plan adds substantive vegetation including 15 new trees and 11 Arroyo Willows, and given that the project has proposed to remove only those trees essential to development of the project while preserving more than half the site in an undeveloped condition, the proposed removal of the trees on the site is not excessive for purposes of this finding. The PMC contemplates removal of protected trees based on the economic viability of the site with the trees removed and the number of healthy trees the parcel can support. As a general matter, only as many trees are being removed as necessary to construct the project, which results in tree removal which is not excessive.
The project will include the import of approximately 3,000 cubic yards of fill.
However, given the existing flat topography of the site, and the purpose of the fill being primarily to carry the existing grade at the front (north) of the site to the rear of the developed area (south), the project will not damage or destroy natural grade of the site for purposes of this finding.
Based on the foregoing, the project will not excessively damage or destroy natural features, including trees, shrubs, creeks, and rocks, and the natural grade of the site, except as provided in the subdivision regulations as set forth in Chapter 1 of Title 10 of the Municipal Code.
vii. That there is insufficient variety in the design of the structure and grounds to avoid monotony in the external appearance.
The proposed project incorporates several elements in the design of the structure to avoid monotony in external appearance across its three buildings. These 4924-6914-0604 v1 7
elements include varied roof lines and building profile due to the variation in height and levels between the street-facing mixed-use building and the internal residential buildings. The project also utilizes different exterior materials including stucco, metal, aluminum, and cedar-colored fiber cement board, opaque glass to define balconies, and incorporates a mixture of complementary colors such as bronze, green, cedar, grey, and black which work well to enhance the design of the buildings. The project includes plantings consisting of shrubs, perennials, and vines to lend interest to the site. Therefore, the project will not include an insufficient variety in the design of the structure and grounds to avoid monotony in the external appearance.
viii. That the proposed development is inconsistent with the City's adopted Design Guidelines.
As conditioned, the proposed improvements are consistent with the City’s adopted Design Guidelines.
a. Site Planning – Design Guidelines
Site Improvements. Locate site improvements such as buildings, parking areas, and walkways to take advantage of desirable site features. For example, existing healthy trees and distinctive berms or rock outcroppings should be incorporated into site design.
Buildings should be oriented to capitalize on views of hills and ocean.
Site improvements should be designed to work with site features, not against them. Lot grading should be minimized, and disruption of natural features such as trees, ground forms, rocks, and water courses should be avoided.
The site is a 135-foot wide parcel oriented in a north to south direction adjacent to Crespi Drive one block east of the Highway 1.
The City’s General Plan envisions the area opposite Roberts Road on Crespi Drive to be developed for commercial use and
strengthening commercial uses in the area.
The proposed mixed-use development furthers that objective by adding commercial space and additional foot-traffic by way of adding 19 residential dwelling units. The proposed development is laid out to complement the rectangular shape and orientation of the site but seeks to draw focus to the street-facing mixed-use building with most residential units constructed behind the mixed-use building. Additionally, vacant open space land will be retained to the rear of the site.
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No distinctive natural features are present on-site except for clusters of Arroyo Willow shrubs, Monterey cypress trees and a Monterey pine tree. The Arroyo Willow shrubs located along the western perimeter and Monterrey cypress and pine trees located to the rear of the site will be maintained and additional Arroyo Willow plantings will reinforce the site’s natural character.
Lighting. Exterior lighting should be subdued, and should enhance building design as well as provide for safety and security. Lighting which creates glare for occupants or neighbors should not be used.
In general, large areas should be illuminated with a few low shielded fixtures. Tall fixtures which illuminate large areas should be avoided.
The proposed development will include exterior lighting for pedestrian areas and five lights on 18-foot poles for vehicles. The lighting fixtures proposed downlights, as shown on Sheet A-1.18 of the Project Plans (Attachment D of staff report). As such, the proposed lighting will not create glare for occupants and neighbors.
The Planning Director will review any revisions to the lighting plans, in the event the applicant proposes additional exterior lighting during the building permit stage.
Parking. The visual impact of parking areas should be minimized when appropriate to the site by locating parking areas to the rear or side of the property, rather than along street frontages. Ample landscaping should be used to help screen parking areas from both exterior and interior views.
The project will provide on-site parking for the townhouse units in grade level garages and additional uncovered parking for townhouses, commercial use, visitors and one-bedroom flats. The parking areas are located primarily on the interior of the project site and the majority of parking areas will not be visible from the street.
Additionally, the area will be landscaped to provide visual breaks between asphalt and building structures, and to screen parking areas.
b. Building Design – Design Guidelines
Design. The style and design of new buildings should be in character with that of the surrounding neighborhood. This does not mean that new buildings should be identical to existing buildings on neighboring lots, but that new buildings should complement, enhance, and reinforce the positive characteristics of surrounding development. This can be accomplished by incorporating the 4924-6914-0604 v1 9
dominant architectural features of an area into the design of new development. Such features may include bay windows, chimneys, balconies, porches, roof shapes, and other architectural details and materials.
The Crespi Drive area was developed over different periods and includes various architectural styles. Buildings along this street range from one- to three-stories and include Victorian revival, traditional, and contemporary architecture. There are community facilities, commercial structures, and residential structures.
The proposed buildings will be located at the southwest section of the Crespi Drive-Roberts Road intersection. They will be flanked by a one-story stucco commercial structure to the east and the Pacifica Community Center, with concrete as the primary exterior material, to the west. Immediately across Crespi Drive, there are three-story multi-family residential and single-story commercial wood-paneled structures. To the rear of the project site are a mix of one- and two-story single-family residences. Most structures in the immediate area employ flat roofs, with one pitched-roof structure at the corner of Crespi Drive and Roberts Road.
The proposed building is contemporary in its style and consists of one two-story pitched roof building abutting Crespi Drive. Similar to other commercial structures on Crespi Drive, the commercial ground floor will have large windows and glass doors. The internal residential buildings have roof top decks with half pitched roofs above the third story. The buildings feature a mixture of stucco, metal, aluminum, and cedar-colored fiber cement board siding exteriors. Overall, the proposed building will complement, enhance, and reinforce the positive characteristics of surrounding buildings.
Scale. An important aspect of design compatibility is scale. Scale is the measure of the relationship of the relative overall size of one structure with one or more other structures. Scale is also used to refer to a group of buildings, a neighborhood, or an entire city. A development can be “out of scale” with its surroundings due to its relative height, bulk, mass, or density.
A structure which is out of scale with its site and neighborhood threatens the integrity of the overall streetscape, and residential projects, particularly single-family dwellings, which are much larger than neighboring structures are therefore discouraged. The City’s height limitation is a maximum only, and the maximum height may often be inappropriate when considered in the context of surrounding development and topography. The “carrying capacity” 4924-6914-0604 v1 10
of a given site is also an important factor in determining appropriate scale and lot coverage. As with the height limitation, the City’s lot coverage limitation is a maximum.
The proposed development is in a neighborhood that includes oneto three-story structures. The developments immediately adjacent to the north are one- or two-stories. The developments to the east and west are single story, while to the south of the site are one- or two-stories. The proposed building is two stories along Crespi Drive and to the interior of the site the buildings increase to three stories.
The proposed interior residential buildings include a third-story deck on the west side that scales down the building on this side and is adjacent to the proposed two-story structure facing Crespi Drive.
This feature of the building’s design helps reduces the scale of the overall development for compatibility with the scale of the surrounding buildings.
Details. Use architectural features and details to help create a sense of human scale. Wall insets, balconies, window projections, etc., are examples of building elements which may help reduce the scale of larger buildings.
The proposed building includes several architectural features and details that further help create a sense of human scale. These features and details include a distinct base, balconies, and various sized windows to break up the massing, and different colors, materials, and textures providing articulation.
Materials. Compatibility of materials is an essential ingredient in design quality. In areas with either historic or architecturally significant structures, the use of similar exterior construction materials should be used in new construction in order to maintain neighborhood character. Consistency and congruity of materials and design elements on individual structures is also important.
The proposed material palette draws upon the surrounding neighborhood. The street-facing façade is characterized by large glass windows and doors articulated with metal glazing, corrugated metal sidings, and aluminum columns on the first floor, and balconies accentuated with metal siding and opaque glass contrasted with stucco and wood wall siding and a standing seam metal roof. The interior residential buildings include slate greycolored and cedar-colored fiber cement boards, and stucco for siding with standing seam metal roofs. The materials bring variety to the appearance of the building, and do not appear incongruous with surrounding buildings. Individual buildings along Crespi Drive 4924-6914-0604 v1 11
utilize concrete, stucco, and cedar-colored fiber cement board sidings. The proposed Project takes these materials and incorporates them in a cohesive way.
Color. Building color should be compatible with the neighborhood and should reinforce and complement the visual character of the building’s environment. Multiple colors applied to a single building should relate to changes of material or form.
As shown on Sheets A-3.5, A-3.6, A-4.3, and A-4.4 of the Project Plans, the proposed color palette consists predominately of three neutral colors: grey, brown, and white consistent with the color schemes of buildings immediately nearby. Darker greys are used as an accent and provide contrast and are used through the standing seam metal roof, corrugated metal siding, columns, metal balconies, and window glazing.
Privacy. Consideration should be given to the impact of development on the privacy of surrounding properties. Use judicious windows placement and appropriate landscaping to help minimize the potential for loss of privacy.
The building to the east does not contain any windows that face the project site. To the west, the Pacifica Community Center has limited windows that will face the residential buildings. There is a 235 foot rear setback from adjacent property lines providing sufficient distance and privacy to the single-family residences along Anza Drive. The project site is also across Crespi Drive and is downhill from residential buildings to the north which contributes to maintaining the privacy of these buildings. The nearest distance between the proposed project and a residential building on the north side of Crespi Drive is approximately the property at 555 Crespi Drive, located approximately 120 feet northwest of the project site in the R-3 (Multiple-Family Residential) zoning district.
As a result, privacy of the surrounding properties will not be impacted because of the proposed building.
Consistency. There should be architectural consistency among all building elevations. All elevations need not be identical, but a sense of overall design continuity must occur. Window treatment and trim, for example, should be carried out around the entire building, not just on the most visible sides.
The proposed buildings are architecturally consistent on all four elevations. The number of openings and size of windows on the different façades of the buildings vary but are consistent across the 4924-6914-0604 v1 12
buildings. Additionally, the applicant has carried the same materials, trim, architectural detailing, and similar shapes of window openings on all sides of the proposed buildings.
c. Landscaping – Design Guidelines
Purpose. Landscaping should not be used to screen or hide an otherwise unacceptable building. Building architecture should stand on its own, with landscaping incorporated as an integral element of overall project design.
The building architecture is visually pleasing and can stand on its own. The landscaping and plant selection complements the architecture and neutral building color palette. Building A adjacent to Crespi Drive includes living walls on the south, east, and west façades. The proposed development includes native bioswale grass along much of the perimeter of the site. To the west of the site, between the proposed development and the Pacifica Community Center, there is a mixture of shrubs, perennials, and native grasses. Shrubs and perennials are used in planters to help provide visual breaks to the asphalt and pedestrian walkways. The project will add 15 trees situated throughout the site to complement pedestrian and vehicle circulation.
Amount and variety. Applicants are encouraged to exceed the minimum amount of landscaping required by the zoning ordinance and landscaping plans should incorporate a variety of plant species. The amount, scale, and nature of landscape materials should be appropriate to the site and/or structure. Large-scale buildings should be complemented by large-scale landscaping.
Development along major streets should also include large scale trees.
The project proposes approximately 7,953 sf of area in
landscaping, which constitutes 11 percent of the site area and exceeds the minimum required 10 percent of project site in landscaping. The proposed planting palette includes 19 different perennial, shrub, grass, groundcover, tree and vine and vine species many of which are native to the area or California. For example, Arroyo Willow is a dominant plant species existing on-site which is native to California. The proposed Project draws upon this natural condition and plants 11 additional Arroyo Willows throughout the site. The proposed Project will also add a Crape Myrtle tree onsite adjacent to Crespi Drive. Crape Myrtle trees typically grow to 15-25 feet in height
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ix. That the proposed development is inconsistent with the General Plan, Local Coastal Plan, or other applicable laws of the City.
The proposed mixed-use (commercial/residential) development, as conditioned, will be consistent with the General Plan and other applicable laws of the City.
General Plan consistency includes, but is not limited to, the following policies:
1980 General Plan
Circulation Element
• Policy No. 4: Provide safe and consistent access for the development.
Access to the site will be provided through two driveways along Crespi Drive. The first driveway, nearest to Highway 1, will take advantage of an existing driveway, will not create an additional curb cut, will be shared with the Pacifica Community Center and is 30’-0” wide. This driveway will serve as an exit driveway for the project and benefit from the existing line-of-sight.
The second driveway, nearest Roberts Road, is 20’-0” wide but will be only an entry way for the project. Since this second driveway is near the Crespi Drive-Roberts Road intersection, this will limit conflicts at the intersection from vehicles leaving the project site. The City’s Engineering Division staff has reviewed the development proposal to ensure the new development will be constructed in a safe manner. Land use and development shall protect and enhance the individual character of each neighborhood (Land Use Element #8);
• Policy No. 15: Promote orderly growth in land uses and circulation.
The project promotes orderly growth by complying with the City’s policies as set forth herein, and provides 19 residential units, incluidng three BMRs, in an area designated for a mix of residential and commercial uses. The 3,165 square feet of commercial use is also appropriate for the site. The size of the project, combined with its infill between existing developed properties in an established neighborhood, will promote orderly growth in land uses and circulation.
Conservation Element
• Policy No. 1: Conserve trees and encourage native forestation.
The landscaping plan for the project will maintain eight of the thirteen existing trees and a significant Arroyo Willow grove, a California native tree-like shrub endemic to Pacifica. The proposed Project draws upon this natural condition and plants 11 additional Arroyo Willows throughout the site. The proposed Project will also add a Crape Myrtle tree onsite adjacent to Crespi Drive. Crape Myrtle trees typically grow to 15-25 feet in height. The tree preservation and planting of the project will conserve trees and encourage native forestation.
Community Design Element
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• Policy No. 1: Encourage the upgrading and maintenance of existing neighborhoods.
The project will improve the Crespi Drive area through the proposed commercial space which will be of interest to visitors and community members. The project will also construct 16 townhouses and 3 onebedroom flats, creating additional housing opportunities and foot traffic for nearby commercial uses. The off-site improvements proposed at the Pacifica Community Center including the new off-street parking, new dropoff area, and new landscaping, will also contribute to the other project elements and upgrade and maintain the existing neighborhood.
Community Facilities Element
• Policy No. 2: Maintain and improve the present level of City services.
Through a development agreement with the City of Pacifica, the project will enhance accessibility to the Pacifica Community Center by constructing a new passenger drop-off point by the Center’s front door and add 14 new off-street parking spaces. Additionally, the proposed project will add new landscaping for the Community Center improving the exterior appearance.
Housing Element
• Policy No. 4.D.i: Prioritize in-fill residential development. • Policy No. 8.A: Prioritize mixed-use residential development on in-fill sites.
The proposed project will be an infill development to add 19 total units to an undeveloped lot situated among other developed properties along Crespi Drive. The proposed project will include 16 townhouses and three one-bedroom flats.
Land Use Element
• Policy No. 8: Land use and development shall protect and enhance the individual character of each neighborhood.
The proposed mixed-use (commercial/residential) development is consistent with the commercial and residential uses in this section of Crespi Drive. The nearby land-uses consist of a mixture of residential, commercial and public facility developments including a mixed-use development across the street from the project site and a 100-unit senior housing apartment complex between two commercial developments. 2040 General Plan
Economic Sustainability Element (ES)
• ES-G-2: Maintain Fiscal Sustainability.
The proposed project will support long-term fiscal sustainability by creating 3,165 square feet of new commercial space and 19 residential condominium units that will generate ongoing property, and sales tax 4924-6914-0604 v1 15
revenues. The project will be located on a site where public services already exist, avoiding the need for new infrastructure. The Development Agreement will also secure financial contributions to the City’s affordable housing fund and includes public improvements that benefit the Pacifica Community Center.
• ES-G-3: Promote a Positive Image.
Through architecture, landscaping, and pedestrian-oriented design, the project will enhance the appearance of Crespi Drive near the Community Center. The mixed-use building’s contemporary coastal design, varied rooflines, and material palette of stucco, fiber-cement board, and aluminum detailing will establish an attractive street commercial frontage that contributes to a positive image of Pacifica, and will promote additional housing commercial and job opportunities.
• ES-G-5: Attract New Businesses and Jobs.
The project’s street-facing, ground-floor commercial component will create new opportunities for small business tenants serving both nearby residents and visitors to nearby shopping centers and recreational opportunities. The new commercial use, along with the increased foot traffic from 19 new housing units, will help strengthen the local economy and expand employment opportunities for Pacifica residents. • ES-G-6: Ensure Environmental Protection.
The project will protect nearly half of the site in its natural state for conservation and retain the Arroyo Willow grove along the southern edge.
Through incorporation and implementation of the Project’s MMRP, the project will further ensure environmental protection.
• ES-I-7: Mixed Land Uses.
The project will support the City’s goal of promoting mixed-use development by combining residential and commercial uses within a compact footprint. Building A integrates three residential units above 3,165 square feet of commercial space, and Buildings B and C provide attached townhomes to the rear of the site, resulting in a more diverse, horizontal mixed use land pattern.
• ES-I-11: Development Pays its Fair Share.
The Development Agreement for this project will require the applicant to construct public improvements at the Pacifica Community Center, including new parking spaces, a drop-off area, and landscaping and to make an affordable housing contribution to the City. These provisions ensure the project pays its fair share toward community needs and infrastructure.
• ES-I-18 Public Realm Improvements.
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Lower Crespi drive is a public realm priority area. Public-facing improvements will include widened sidewalks, new landscaping along Crespi Drive, and enhancements to the Community Center frontage.
These improvements will strengthen the character of the public realm and encourage pedestrian activity along Crespi Drive. The project will propose street facing commercial land uses oriented to residents and visitors of Pacifica.
• ES-I-32: Investment in Infrastructure.
Public-facing improvements will include widened sidewalks, new landscaping along Crespi Drive, and enhancements to the Community Center property frontage.
• ES-I-35: Preserve the Experience of the Natural Environment.
By clustering the buildings on the northern portion of the site and maintaining the southern half in its natural condition, the project will preserve the existing on site natural environment, further the project will not disrupt view of surrounding hillsides and will maintain the visual and environmental experience of the surrounding natural areas. • ES-I-36: Appropriate Site Design.
The site layout and landscape plan minimize grading and impervious surfaces. New bioretention planters, permeable paving, and native landscaping reduce runoff and protect the adjacent natural area, consistent with low-impact development practices.
Community Design Element (CS)
• CD-G-2: Distinct Activity Centers.
Located along Crespi Drive within the Linda Mar area, the project will contribute to the creation of a distinct activity center by introducing a more walkable, mixed-use development adjacent to existing community and recreational uses, including the Pacifica Community Center and Skate Park. • CD-G-4: Enhanced Mixed Use Areas.
The design of the street-facing mixed-use building will provide a strong pedestrian interface through large storefront windows, street trees, and direct access from Crespi Drive. The project’s architecture and site plan will be consistent with the City’s goal for enhanced mixed-use areas. • CD-I-1: Primary Activity Centers.
Crespi Drive is identified as a key corridor for a community center in the Linda Mar area. The project will reinforce this role by integrating commercial and residential uses with nearby improvements at the adjacent Community Center.
• CD-I-4: Support Infill and Redevelopment.
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The project will redevelop two long-vacant infill sites surrounded by established residential, commercial, and public facility uses, and will utilize existing infrastructure and helping to revitalize a key corridor consistent with this policy.
• CD-I-5: High-Quality Multi-Family and Senior Housing for All Income Levels.
The project will provide 19 condominium units, including three belowmarket-rate homes, within walking distance of schools, shopping, and recreation. Varied building forms, materials, and setbacks will create visual interest while maintaining neighborhood compatibility.
• CD-I-7: Commercial and Mixed Use Building Form.
The mixed-use building faces the front of the site and features transparent glazing at the ground level and articulated façades will provide visual interest and will promote pedestrian activity. The scale and design respond to surrounding lower-scale development while establishing a cohesive architectural theme.
Land Use Element (LU)
• LU-G-2: Concentrated Development
The project proposes new development within an already urbanized area of Pacifica, adjacent to existing infrastructure and services, and will concentrate development to the northern half of the project site to conserve on site natural environment features.
• LU-G-3: Future Residential Development.
The project proposes new development within an already urbanized area of Pacifica, adjacent to existing infrastructure and services, and will concentrate development to the northern half of the project site to conserve on site natural environment features.
• LU-G-6: Compact Mixed Use Development.
The combination of commercial and residential uses in a concentrated horizontal mixed-use pattern will demonstrate efficient land use and supports transit-oriented growth near Highway 1.
• LU-G-7: Open Space Conservation and Habitat Protection.
Nearly half of the site will remain undisturbed, maintaining natural vegetation and habitat value. The project’s tree preservation plan will retains eight protected trees and will enhance the site with additional native plantings.
• LU-I-38: Lower Crespi Drive.
The proposed project will redevelop an underutilized property adjacent to the Community Center into a concentrated, mixed-use development that will 4924-6914-0604 v1 18
provide housing for different income levels, and a street facing commercial area adjacent to the Community Center and Skate Park.
• LU-I-39: Crespi Business Center.
The proposed project is located adjacent to the Crespi Business Center and will consists of Mixed Use Neighborhood development that has been envisioned by the General Plan for anticipated surrounding land uses.
Circulation Element (CI)
• CI-I-2 Complete Streets:
Frontage improvements will include new sidewalks, landscaping, and clearly defined driveway access points that will enhance pedestrian and vehicular safety along Crespi Drive consistent with Complete Streets principles.
• CI-I-3 Complete Streets in the Project Development Process:
The site design will incorporates Complete Streets concepts by separating entry and exit driveways, integrating pedestrian connections to the sidewalk, and improving visibility at intersections, while also minimizing exits to Crespi drive by proposing a shared exit driveway with the Community Center.
• CI-I-4 Roadway Retrofits:
By reusing an existing driveway shared with the Community Center and avoiding new curb cuts near Highway 1, the project will minimize traffic disruption and supports safe circulation.
• CI-I-6 Support Multimodal Access:
The site’s proximity to bus service, schools, and local shops will promote non-vehicular travel. Bicycle parking and pedestrian pathways will further support multimodal access.
Open Space and Community Uses Element (OC)
• OC-G-11 Optimize Public Facilities:
The Development Agreement for the proposed project will include improvements to the City-owned Pacifica Community Center parking lot and drop-off area, and will enhance functionality and accessibility of a key public facility.
• OC-I-21 Development Strategies to Preserve Open Space:
By clustering all buildings on the northern half of the site and preserving the southern half in natural condition, the project achieves a density-openspace trade-off that protects sensitive natural features while accommodating housing.
Conservation Element (CO)
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• CO-G-4: Retain Natural Processes.
The project’s grading plan maintains existing drainage patterns and incorporates LID stormwater features that enable natural infiltration and preserve on-site ecological processes.
• CO-I-4: Wetlands Preservation.
A formal biological assessment confirmed there will not be any anticipated direct disturbance to jurisdictional wetlands. Mitigation measures and best management practices will further ensure that the nearby/onsite wetland areas will not be impacted in accordance with state and federal standards. • CO-I-14: Minimize Site Disturbance.
Grading will be limited to the developed northern portion of the site, with approximately 3,000 cubic yards of fill primarily to balance existing grades.
The southern portion of site will be conserved and not developed.
Housing Element
• HE-G-1. Maintain, Improve, and Develop Housing: Encourage the development and retention of housing in a variety of types for all income levels with priority given to low-income households and projects that foster sustainable urban development.
The project will provide 19 new ownership-based housing opportunities, including three affordable units, and will help the City meet its RHNA allocation and diversify its housing supply. The project development agreement will also make a financial contribution for affordable housing to the City.
• HE-P-7 Expand affordable rental and homeownership housing choices in areas of opportunity and higher homeownership among resources and promote communities that are opportunities for disproportionately underrepresented in homeownership to foster intergenerational wealth;
The inclusion of three below-market-rate units and an affordable housing financial contribution expands housing opportunities for lower-income households in an amenity-rich location.
Other Applicable Laws of the City
The project will also be consistent with other applicable laws of the City, including the following:
x. Below Market Rate Program. Pursuant to PMC Title 9, Chapter 4, Article 47, it is the intent of the City to provide housing units for very low, lower, and moderateincome households in residential development projects with eight or more units.
No less than 15 percent of all units shall be BMR units. The proposed project will provide 19 total residential units and will provide no less than three BMR units on- 4924-6914-0604 v1 20
site. The proposed project will meet this requirement by making two townhouses and one of the one-bedroom flats BMR units. Through the Development Agreement, the project will also make a $272,000 affordable housing contribution to support other affordable housing efforts of the City. xi. C-2 (Community Commercial) Zoning Standards. The proposed development will be located in the C-2 (Community Commercial) zoning district. The project will be consistent with the applicable C-2 zoning regulations pertaining to use (upon approval of a use permit), height, minimum building site, landscaping, and setbacks. With the text amendment to allow horizontal mixed use in addition to vertical mixed use, the project will also be consistent with the MUC Land Use designation. The only zoning standards the project will not be consistent with are related to off-street parking. However, the applicant has requested a parking exception to address this issue and, if approved by the City Council, the parking exception will address compliance with off-street parking standards. xii. Residential Clustered Housing Development Standards. The proposed development will be subject to the Residential Clustered Housing Development Standards pursuant to PMC section 9-4.2402. The project will be consistent with the applicable development standards in providing usable and private open space, separation from structures, side setbacks of residential standards, trash storage area, and laundry facilities.
The project will be consistent with the General Plan and other applicable laws of the City, and there is not evidence to make this finding.
BE IT FURTHER RESOLVED that the City Council of the City of Pacifica does hereby make the following findings required by PMC section 9-4.3303(a) pertaining to Use Permit UP-76-16:
i. That the establishment, maintenance, or operation of the use or building applied for will not, under the circumstances of the particular case, be detrimental to the health, safety, and welfare of the persons residing or working in the neighborhood or to the general welfare of the City.
The proposed Project is a mixed-use development including 3,165 square feet of commercial space, 19 residential units, and off-street parking, circulation, and landscape improvements to the adjacent Pacifica Community Center at 540 Crespi Drive. The residential use of the subject site, which is a conditional use in the proposed C-2 (Community Commercial) zoning district, would serve to reinforce the commercial areas of Crespi Drive and Lower Linda Mar as called for in the General Plan neighborhood narrative for the project area by increasing the number of potential customers living in the proposed residential units. The belowmarket rate (BMR) housing units and additional $272,000 affordable housing contribution would provide much-needed affordable housing that would be beneficial to the broader Pacifica community.
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The proposed zoning text amendment would allow the project’s building mass to be split into multiple buildings, instead of one large building under the current regulations. The three proposed buildings of the project would result in a project massing that is consistent with that of the varied uses in the project vicinity including the multi-family residential projects located on the north side of Crespi Drive. While the project site is adjacent to an R-1 (Single-Family Residential) zoned area to the south, the developed portion of the site would be located well over 250 feet from the property lines of the R-1 zoned areas. This significant distance from single-family residences would serve to provide sufficient buffer from the project to those areas, and would ensure no adverse impacts result to the residential area. Moreover, the project components most closely located to the R-1 zoned area to the south are themselves residential uses in Buildings B and C. The commercial component of the project would be an additional approximately 220 feet from the R-1 zoned area which would provide further buffer and minimization of any potentially adverse impacts to the residential area.
The existing commercial building at 580 Crespi Drive to the east of the project site is located much closer, however. The proposed setback from Building C to the 580 Crespi Drive building would be approximately 10 feet to the Building C wall and 4 foot 4 inches to the proposed balconies. Therefore, significant construction activities to build the nine residential units in Building C would occur within close proximity to 580 Crespi Drive. A noise analysis performed for the Project identified an interior noise level of 50 dB(A) which is the identified maximum noise level for new commercial buildings pursuant to the California Green Building Code. The analysis estimated a reduction of 27 dB(A) based on the materials of the existing building, resulting in a required additional noise reduction of 2 dB(A). The noise analysis recommended installation of a 10‐foot‐ tall temporary sound wall on the project site along the 580 Crespi Drive building façade. The sound wall would consist of stacked hay bales, ¾” plywood, or acoustical curtains with a minimum sound transmission class (STC) rating of 22.
This would be expected to reduce construction noise within 580 Crespi down to 39 dBA Leq for regular construction activities and should substantially reduce the potential for disturbance to these uses during the project construction. A condition of approval has been included to require the sound wall installation prior to commencement of construction activities.
With the aforementioned condition of approval addressing construction noise and other conditions of approval, the establishment, maintenance, or operation of the proposed project will not, under the circumstances of the particular case, be detrimental to the health, safety, and welfare of the persons residing or working in the neighborhood or to the general welfare of the City. ii. That the use or building applied for is consistent with the applicable provisions of the General Plan and other applicable laws of the City and, where applicable, the local Coastal Plan.
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As described above in further detail the project is consistent with the applicable provisions of the General Plan. The Project site is not located in the coastal zone, therefore, the Local Coastal Plan is not applicable to this Project. iii. Where applicable, that the use or building applied for is consistent with the City's adopted Design Guidelines.
As described in further detail above, as conditioned, the project will be consistent with the City’s adopted Design Guidelines. In particular, the project will be consistent with guidelines related to Site Planning, Building Design, and Landscaping.
PMC section 9-4.2403(c) requires the following additional findings for approval of a residential clustered housing development:
iv. For projects in low density areas, that the privacy of nearby residences will not be reduced to an extent which exceeds that which would normally be reduced by conventional single-family dwellings.
The above, identical finding for approval of a site development permit is hereby incorporated by reference.
v. That the architectural features of proposed structures will be integrated harmoniously into the design character of the immediate neighborhood.
The above, identical finding for approval of a site development permit is hereby incorporated by reference.
BE IT FURTHER RESOLVED that the City Council of the City of Pacifica does hereby make the following findings required by Section 9-4.2824(a) of the PMC pertaining to Parking Exception PE-183-19, which states that a parking exception shall be granted in the event of practical difficulties and unusual hardship upon making the following finding:
i. That the establishment, maintenance, and/or conducting of the off-street parking facilities as proposed are as nearly in compliance with the requirements set forth in this article as are reasonably possible.
the applicant faces a practical difficulty and unusual hardship that prevents full compliance with the off-street parking standards in PMC Title 9, Chapter 4, Article 28, and that the off-street parking facilities as proposed are as nearly in compliance with the standards as is reasonably possible
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The project will provide 47 of the 53 total required off-street parking spaces, comprised of 32 covered parking spaces (two garage spaces per townhouse unit in a tandem configuration) and 15 uncovered spaces.
The project requires a parking exception from the following standards in PMC Title 9, Chapter 4, Article 28:
• Non-tandem parking spaces pursuant to PMC section 9-4.2813(a); • One covered parking space per unit pursuant to PMC section 9-
4.2818(a)(2); and
• Number of off-street parking spaces for commercial retail uses pursuant to PMC section 9-4.2818(b)(2).
The primary constraint to provision of off-street parking facilities on the subject site is suitable development area. The applicant has designed the project to protect the biological resources that exist roughly in the southern half of the project site. The project as proposed is modest in scale relative to allowable maximums and faces a practical difficulty and unusual hardship from its attempts to leave the southern half of the project site undisturbed by development.
The applicant has provided off-street parking where feasible on the project site while balancing the need for landscaping, zoning-compliant drive aisles, and other mandatory requirements for the project. 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 constrained development area of the project site generally limits potential locations for uncovered parking spaces, and these spaces will be located in a manner that facilities Project compliance with site development permit findings and Design Guidelines. The site constraints and site planning challenges on the project site compound to provide specific challenges to providing the total number of off-street parking spaces required for the commercial component of the project.
BE IT FURTHER RESOLVED that the City Council of the City of Pacifica does hereby make the following findings required by PMC section 9-4.2906(b) pertaining to Sign Permit S-129-19:
i. A freestanding sign is necessary for the business or businesses located on the premises to achieve a reasonable degree of identification.
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 these adjacent properties on this basis. 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 will provide a ready means for businesses and residents to 4924-6914-0604 v1 24
direct visitors to the project site with a simple point of reference to the freestanding sign.
ii. The sign is consistent with the intent and provisions of this article.
PMC section 9-4.2901 states that the purpose of the City’s sign regulations is as follows: The purpose of this article is to permit such signs that will not, by their reason, size, location, construction, or manner of display, endanger the public safety, confuse, mislead, or obstruct the vision necessary for traffic safety, or otherwise endanger the public health, safety, and welfare; and to permit and regulate signs in such a way as to support and complement the land use objectives set forth in the General Plan and the other sections of this chapter to assist in the continuation of existing, and the introduction of new, commercial activities in architectural harmony with the existing and planned City, to provide that signs be tailored to individual businesses, and to encourage excellence in design which will provide signing compatible with the atmosphere of the City which attracts both residents and visitors.
The proposed freestanding sign will be consistent with the intent of PMC Title 9, Chapter 4, Article 29. The project proposes one freestanding sign located at the front edge of the project site and will not result in sign clutter. The well-designed sign and high-quality materials will not lead to confusion, misleading impressions, obstruction of vision necessary for traffic safety, or otherwise endanger the public safety and welfare. Installation of a freestanding sign, as noted in the preceding finding, will complement efficient operation of the proposed project by improving convenient identification of the project in a manner that will enhance the new commercial activities on the site. Therefore, the proposed freestanding sign will be consistent with the intent of PMC Title 9, Chapter 4, Article 29. Upon obtaining approval of a sign permit, the proposed freestanding sign will also comply with the provisions of same.
Based on the foregoing, the proposed freestanding sign is consistent with the intent and provisions of PMC Title 9, Chapter 4, Article 29. iii. The sign does not exceed the square footage set forth in PMC section 9-
4.2906(a)(3).
The maximum square footage for a freestanding sign in PMC section 9-
4.2906(a)(3) is 0.75 sf of sign area per linear foot of site frontage. The project site’s frontage is 135 feet, yielding a maximum sign area of 101.25 sf.
The freestanding sign as proposed will have a sign area of 4 feet, 8 inches tall by 12 feet wide for a total of 56 square feet. As a single-sided freestanding sign, as proposed, the freestanding sign will comply with the sign area limits in PMC section 9-4.2906(a)(3). In the event the applicant should propose to make the sign two- 4924-6914-0604 v1 25
sided at any point, the sign area will be 112 square feet, in excess of the maximum sign area in PMC section 9-4.2906(a)(3). In such instance, the sign area will need to be reduced to not more than 56 sf per side. Staff has included a condition of approval to establish this sign area limitation in the event the sign is ever revised to be a two-sided sign.
Based on the foregoing, as conditioned, the proposed freestanding sign will not exceed the maximum square footage set forth in PMC section 9-4.2906(a)(3). iv. The sign does not exceed a height of twenty (20′) feet above the sidewalk or paved area over which it is erected.
The freestanding sign, as proposed, will have a height of 7 feet, 4 inches tall.
Therefore, the proposed freestanding sign will not exceed a height of 20 feet above the sidewalk or paved area over which it will be erected.
BE IT FURTHER RESOLVED that the City Council of the City of Pacifica does hereby find that for Vesting Tentative Subdivision Map SUB-233-16 none of the findings that would preclude approval of subdivision map under PMC Section 10-1.407(c) can be made, as set forth below:
i. That the proposed, subdivision is not consistent with applicable General, any Specific Plan, the Local Coastal Program, and the zoning provisions; The discussion of General Plan consistency and zoning provisions compliance contained in the findings for approval of a site development permit, above, are hereby incorporated by reference.
Because the project is primarily a condominium subdivision of airspace, many of the subdivision standards in PMC Title 10, Chapter 1 that are designed for subdivisions of land are not applicable to the proposed subdivision. However, the proposed subdivision would meet the lot design standards required by Table 4 of PMC section 10-1.912(c); and, PMC section 10-1.909 related to the preservation of existing vegetation by preserving the southern half of the project site. The proposed subdivision would also comply with the specific requirements applicable to a vesting tentative subdivision map in PMC section 10-1.706. These include, but are not limited to, a conspicuous printing on its face the words “vesting tentative map”; and, a concurrent application for all other required discretionary project approvals which include a site development permit, use permit, parking exception, sign permit, protected tree removal authorization, rezoning, and zoning text amendment.
Based on the foregoing, the proposed vesting tentative subdivision map, together with the provisions for its design and improvement, is consistent with the General Plan, any Specific Plan, the Local Coastal Program, and the zoning provisions. 4924-6914-0604 v1 26
ii. That the proposed map is not consistent with applicable General or Specific plans, the Local Coastal Program, or the zoning provisions:
The discussion of General Plan consistency and zoning compliance contained in the findings for approval of the Site Development Permit is hereby incorporated by reference.
Because the proposed subdivision is primarily a condominium subdivision of airspace, many of the subdivision standards designed for subdivisions of land are not applicable. Nevertheless, the proposed subdivision would meet the lot design standards required by Table 4 of PMC § 10-1.912(c) and would preserve the southern half of the site as required by PMC § 10-1.909, thereby protecting existing vegetation. The subdivision also complies with PMC § 10-1.706 requirements for vesting tentative maps, including the required legend on the map face and the concurrent processing of all other necessary discretionary project approvals.
Based on the foregoing, there is sufficient evidence to support the finding that the proposed vesting tentative subdivision map, together with its design and improvements, is consistent with the General Plan, the Local Coastal Program, and the zoning provisions.
iii. That the design or improvement of the proposed subdivision is not consistent with applicable General or Specific Plans, the Local Coastal Land Use Plan, or the zoning provisions:
The design and improvements of the proposed subdivision are consistent with the applicable plans and zoning provisions. The project provides adequate access, circulation, parking, utilities, and drainage improvements meeting City standards.
The subdivision layout clusters buildings to minimize grading and preserve open space while providing logical lot configuration, and it is designed to integrate with the surrounding neighborhood and street network.
iv. That the site is not physically suitable for the type of development; The site is physically suitable for the type of development proposed. The property is located within an urbanized area and is served by existing infrastructure and transit. The project’s clustered design accommodates townhouse units and commercial space while avoiding sensitive areas and preserving significant portions of the site in their natural condition.
v. That the site is not physically suitable for the proposed density of development; The site is physically suitable for the proposed density of development. The number of units is consistent with the General Plan land use designation and the zoning district that would apply upon adoption of the rezoning ordinance. The 4924-6914-0604 v1 27
subdivision layout provides appropriate distribution of buildings, open space, parking, and circulation areas to support the proposed development and ensure compatibility with adjacent land uses.
vi. That the design of the subdivision or the proposed improvements are likely to cause substantial environmental damage or substantially and avoidably injure fish or wildlife or their habitat.
The design of the subdivision and proposed improvements will not cause substantial environmental damage or substantially and avoidably injure fish or wildlife or their habitat. The Focused Environmental Impact Report (FEIR), including the recirculated Chapter 4.1 for Biological Resources, fully evaluated potential impacts and identified mitigation measures included in the Mitigation Monitoring and Reporting Program (MMRP). Implementation of these measures will reduce biological impacts to less-than-significant levels. vii. That the design of the subdivision or the type of improvements is likely to cause serious public health problems; or The design of the subdivision and proposed improvements are not likely to cause serious public health problems. The project will comply with all applicable building, fire, and life safety codes, and will construct infrastructure improvements to ensure adequate water supply, wastewater conveyance, storm drainage, and emergency access to serve the development. viii. That the design of the subdivision or the type of improvements will conflict with easements acquired by the public at large for access through or the use of property within the proposed subdivision. In this connection, the Planning Commission may approve a map if the Planning Commission finds that alternate easements for access or for use will be provided and that they will be substantially equivalent to ones previously acquired by the public. This subsection shall apply only to easements of record or to easements established by judgment of a court of competent jurisdiction, and no authority is hereby granted to the Planning Commission to determine that the public at large has acquired easements for access through or the use of property within the proposed subdivision.
The design of the subdivision and proposed improvements will not conflict with easements acquired by the public at large for access through, or use of, property within the subdivision. If any utility or access easements require relocation, equivalent easements providing substantially the same access or use will be provided as part of the final map, consistent with PMC § 10-1.407(c).
BE IT FURTHER RESOLVED that the City Council of the City of Pacifica hereby authorizes Tree Removal Permit TP-13-25 for the removal of five protected trees based on the following criteria as required by PMC Section 4-12.05(c):
• The condition of the tree, presence of disease, pest infestation, damage, 4924-6914-0604 v1 28
public nuisance, risk, proximity to existing or proposed structures, and/or interference with utility services;
• Whether the requested action is necessary for the economically viable use of the property;
• The topography of the land and effect of the requested action on it; • The number, species, size, and location of existing trees in the area and the effect of the requested action upon shade, noise buffers, protection from wind damage, air pollution, historic value, scenic beauty and upon the health, safety, and general welfare of the area and the City as a whole; and • The number of healthy trees the parcel is able to support.
The applicant has submitted an arborist report that assesses the condition of 13 protected trees within the project vicinity (Attachment G of the staff report). 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. Trees 1, 5 6 and 7 are justified for removal based in criteria #2 as each of the trees are located within the footprint of the proposed buildings, and 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 and while allowing for the economically viable use of the property. The removal of Tree #2 is justified for removal based on Criterion No. 1 because the tree is dead. Due to the constraints on the project site discussed in the findings for approval of a parking exception, hereby incorporated by reference, development must be clustered in the front half of the project site in order to preserve existing resources in the rear half of the project site.
Based on the foregoing, there is sufficient information to support a conclusion that protected tree removal is justified based on the criteria in PMC section 4-
12.04(c).
NOW, THEREFORE, BE IT FURTHER RESOLVED that the City Council of the City of Pacifica hereby:
Approves the Planning Commission decision and approves Site Development Permit PSD-811-16, Use Permit UP-76-16, Parking Exception PE-183-19, Sign Permit S-129- 19, Vesting Tentative Subdivision Map SUB-233-16, and Tree Permit TP-13-25 (“Development Permits”), subject to conditions of approval included as Exhibit A to this resolution and the mitigation measures set forth in Exhibit B to this resolution. As set forth in the conditions, the Development Permits shall have no force or effect until, and their terms of approval shall begin on, latest effective date of the Legislative Approvals. * * * * *
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PASSED AND ADOPTED at a special meeting of the City Council of the City of Pacifica, California, held on the 2nd of December.
AYES, Councilmembers:
NOES, Councilmembers:
ABSENT, Councilmembers:
ABSTAIN, Councilmembers:
_____________________________
Sue Beckmeyer, Mayor
ATTEST: APPROVED AS TO FORM:
______________________________ _____________________________ Sarah Coffey, Michelle Kenyon, City Attorney
City Clerk
Conditions of Approval: File No. 2016-004
570 Crespi Drive and 540 Crespi Drive
City Council Meeting December 2, 2025
4924-6914-0604 v1
EXHIBIT A
Conditions of Approval: File No. 2016-004 – Site Development Permit PSD-811-16, Use Permit UP-76-16, Parking Exception PE-183-19, Sign Permit S-129-19, Vesting Tentative Subdivision Map SUB-233-16, and Tree Removal Permit TP-13-25 for construction of a new mixed-use development consisting of 3,165 square feet (sf) of ground floor commercial space in Building A, three one-bedroom residential units in Building A, seven two-bedroom townhouses in Building B, and nine two-bedroom town houses in Building C on a 72,984 sf undeveloped lot at 570 Crespi Drive (APN 022-162-310) and 540 Crespi Drive (APN 022-162-420).
Planning Division of the Community Development Department
1. Development shall be substantially in accord with the plans entitled “540 & 570 Crespi Drive, Pacifica, CA 94044” dated October 27, 2023, except as modified by the following conditions.
2. The Applicant shall incorporate all mitigation measures as detailed in the Mitigation Monitoring and Reporting Program (MMRP).
3. The Site Development Permit PSD-811-16, Use Permit UP-76-16, Parking Exception PE-183-19, Sign Permit S-129-19, Vesting Tentative Subdivision Map SUB-233-16, and Tree Removal Permit TP-13-25 (the “Development Permits”) shall not be effective until the date the resolution approving GPA-96-19, and the ordinances approving Development Agreement DA-4-21, Rezoning RZ-194-16, and Zoning Text Amendment TA-116-19 (collectively the “Legislative Approvals”)are all in force and effect. The Development Permits shall have no force or effect until, and their terms of approval shall begin on, latest effective date of any of the Legislative Approvals.
4. Except as otherwise provided in Development Agreement DA-4-21, consistent with section 65863.9 of the Government Code regulating expiration dates of local agency permits issued in conjunction with a vesting tentative subdivision map, and consistent with section 10-1.411 of the Pacifica Municipal Code governing expiration of vesting tentative subdivision maps for five or more parcels, the vesting tentative subdivision map and related development permits are valid for a period of 24 months from the date of final determination. If the final subdivision map is not recorded within such period of time, the approvals shall expire unless Applicant submits a written request for an extension and applicable fee not less than 30 days prior to the expiration date of the vesting tentative map in the manner required by section 10-
1.412 of the Pacifica Municipal Code. Any extension of the term of the vesting tentative map shall be deemed also to extend the term of the related development permits.
5. Except as otherwise provided in Development Agreement DA-4-21, the development permits approved in conjunction with the vesting tentative subdivision map shall be valid for a period of two years from the date of recordation of the final subdivision map. If the use or uses approved is/are not established within such period of time, the approval(s) shall expire unless Applicant submits a written request for an extension and applicable fee prior to the expiration date, and the Planning Director or Planning Commission approves the extension request as provided below. The Planning Director may administratively grant a single, one year extension provided, in the Planning Director’s
4924-6914-0604 v1
6. sole discretion, the circumstances considered during the initial Project approval have not materially changed. Otherwise, the Planning Commission shall consider a request for a single, one year extension.
In the event of litigation filed to overturn the City’s determination on the vesting tentative subdivision map or development permits, the expiration of the vesting tentative subdivision map and related development permits may be tolled during the pendency of such litigation as provided in state law, including but not limited to section 66452.6(c) of the Government Code.
7. The Applicant shall indemnify, defend and hold harmless the City, its Council, Planning Commission, advisory boards, officers, employees, consultants and agents (hereinafter “City”) from any claim, action or proceeding (hereinafter “Proceeding”) brought against the City to attack, set aside, void or annul the City‘s actions regarding any development or land use permit, application, license, denial, approval or authorization, including, but not limited to, variances, use permits, developments plans, specific plans, general plan amendments, zoning amendments, approvals and certifications pursuant to the California Environmental Quality Act, and/or any mitigation monitoring program, or brought against the City due to actions or omissions in any way connected to the Applicant’s Project (“Challenge”). City may, but is not obligated to, defend such Challenge as City, in its sole discretion, determines appropriate, all at Applicant’s sole cost and expense. This indemnification shall include, but not be limited to, damages, fees and/or costs awarded against the City, if any, and costs of suit, attorney’s fees and other costs, liabilities and expenses incurred in connection with such proceeding whether incurred by the Applicant, City, and/or parties initiating or bringing such Proceeding. If the Applicant is required to defend the City as set forth above, the City shall retain the right to select the counsel who shall defend the City. Per Government Code Section 66474.9, the City shall promptly notify Applicant of any Proceeding and shall cooperate fully in the defense.
8. The approval letter issued by the City, all conditions of approval attached thereto, and the Mitigation Monitoring and Reporting Program (MMRP) shall be included as plan sheets within all plan sets submitted to the City as part of any building permit or grading permit application.
9. Prior to issuance of a building permit, Applicant shall clearly indicate compliance with all conditions of approval on the plans and/or provide written explanations to the Planning Director’s satisfaction.
10. Prior to issuance of a building permit for any commercial or residential unit on the site, Applicant shall apply for and obtain approval of a master sign program (MSP) from the Community Development Director which master sign program shall include all signage proposed on the Project site. The MSP shall include all types of signs to be installed on the Project site, including but not limited to the freestanding sign, individual commercial tenant signs, address and unit numbering.
11. Exterior lighting shall include buffering techniques to reduce light and glare impacts to adjacent properties to the satisfaction of the Planning Director.
12. Prior to issuance of a building permit, Applicant shall revise its Project to include no less than five bicycle parking spaces onsite designed to comply with the standards contained in PMC section 9-4.2822, and further subject to the review and approval of the Planning Director.
13. 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. Each protected tree removed must be replaced at a ratio of 3:1, for a total of nine minimum trees with at least 20 percent of those to be a minimum 24-inch box size.
14. Prior to issuance of a building permit, Applicant shall ensure the Project complies with all requirements of the Residential Clustered Housing Development Standards contained in Article 24 of Chapter 4 of Title 9 of the Pacifica Municipal Code, to the satisfaction of the Planning Director, including but not limited to, the following:
A. The interior layout of each garage in Building B and Building C shall be modified to provide a storage with a minimum interior dimension of 3’-6” by 6’-0”; and
B. Building A shall be modified to provide an enclosed, weatherproofed and lockable private storage space of at least 200 cubic feet for each of the three one-bedroom units.
15. All trash and recycling materials, if stored outdoors, shall be fully contained, and screened from public view within an approved enclosure. The enclosure design shall be consistent with the adjacent and/or surrounding building materials, and shall be sufficient in size to contain all trash and recycling materials, as may be recommended by Recology of the Coast. Trash enclosure and dumpster areas shall be covered and protected from roof and surface drainage. Prior to the issuance of a building permit, Applicant shall provide construction details for the enclosure for review and approval by the Planning Director.
16. All transformers, HVAC units, backflow preventers and other ground-mounted utility equipment shall be shown on the landscape and irrigation plans and shall be located out of public view and/or adequately screened through the use or combination of walls or fencing, berming, painting, and/or landscaping, to the satisfaction of the Planning Director.
17. Prior to issuance of a building permit, Applicant shall demonstrate that the two lots on the Project site have been merged into a single lot to the satisfaction of the Planning Director.
18. All vents, gutters, downspouts, flashing, and conduits shall be painted to match the colors of adjacent building surfaces. In addition, any mechanical or other equipment such as HVAC attached to or protruding from the building shall be appropriately housed and/or screened to the Planning Director’s satisfaction.
19. Applicant shall maintain its site in a fashion that does not constitute a public nuisance and that does not violate any provision of the Pacifica Municipal Code.
20. Prior to the issuance of a building permit, Applicant shall submit a final landscape plan for approval by the Planning Director. The landscape plan shall show each type, size, and location of plant materials, as well as the irrigation system.
Landscaping materials included on the plan shall be coastal compatible, drought tolerant and shall be predominantly native, and shall include an appropriate mix of plantings including. All landscaping shall be completed consistent with the final landscape plans prior to occupancy. In addition, the landscaping shall be maintained as shown on the landscape plan and shall be designed to incorporate efficient irrigation to reduce runoff, promote surface filtration, and minimize the use of fertilizers, herbicides, and pesticides. Landscaping on the site shall be adequately maintained in a healthful condition and replaced when necessary as determined by the Planning Director.
21. Declaration of Covenants, Conditions & Restrictions (CC&Rs). Prior to issuance of a certificate of occupancy for any component of the Project, the Applicant shall prepare and record with the San Mateo County Recorder’s Office a Declaration of Covenants, Conditions and Restrictions and Equitable Servitudes which shall run with the land and be binding on all future owners and occupants of each of the residential units within the subject property and their successors, heirs, and assigns, and shall be approved as to form and content by the City Attorney and Planning Director, which accomplishes the following:
A. The Declaration shall be binding upon each of the owners of each of the residential units on the subject property and their heirs, successors and assigns.
B. There shall be an Owners Association to manage the Project. The Declaration shall specify that the Owners Association shall be responsible for the repair, maintenance and replacement of exterior lighting, parks, common areas, utility areas within common areas, parking, landscaping, building signage, sanitary sewer, stormwater facilities, open space, and other features of the Project.
C. The Declaration shall establish standards and guidelines for the maintenance, repair and replacement, where applicable, exterior lighting, park, parking, landscaping, signage, sanitary sewer, stormwater facilities, and other features and utility facilities within the common areas, to the satisfaction of the City of Pacifica. Maintenance of the stormwater facilities located within the property shall be the responsibility of the applicant and property owners.
D. The Declaration shall establish a mechanism for placing assessments against the owners of all condominium units within the subject property for the purpose of financing the maintenance, repair and replacement of the common areas, parking, landscaping and building signage. The assessments shall be apportioned in an equitable manner.
E. The assessments shall be made, work shall be contracted for, and funds shall be disbursed by such person (“Agent”) as may be delegated from time to time, by the Owners Association. The applicant or his/her successor in interest shall act as the Agent as long as he/she owns at least two of the units on the subject property.
F. Any assessment not paid when due shall become a lien against the unit of the nonpaying owner, which lien may be foreclosed by the Agent.
G. Communication. Each owner is responsible for, and shall agree to, furnish to each new tenant a copy of the CC&Rs prior to execution of the lease or purchase agreement for each unit.
H. The Declaration shall include procedures for designating a Project “Manager” if different than the “Agent” who shall at all times be responsible for security and/or maintenance of the overall Project. At all times the Manager shall provide his/her name and current phone number to the Planning Director, including any changes thereto.
I. The Declaration shall include a provision that the provisions relating to this condition shall not be amended without prior approval in writing from the City of Pacifica.
J. The Declaration shall specify that the owners of each of the condominium units on the property shall comply with all other applicable conditions of approval for the Project.
K. The Declaration shall specify that in no way shall the appearance of any building or premises be so altered, or the conduct of the occupancy within the building or premises be such that the residential units may be reasonably recognized as serving other than a purely residential use by virtue of color, materials, construction, lighting, noise, vibration, or the like, without prior written approval of the Planning Director.
L. The Declaration shall include the provisions required to be included in the CC&Rs by the MMRP. The MMRP requires provisions to be included in the CC&Rs whenever a mitigation measure requires the owners, Owners Association or other similar entity to undertake maintenance or other obligations after occupancy of the Project.
M. The Declaration shall name the City of Pacifica as a third-party beneficiary with the right (but not the obligation) to enforce the provisions required to be included in the CC&Rs by the MMRP or these conditions of approval.
22. Prior to the recordation of the Final Map, Applicant shall enter into a Below Market Rate (BMR) Housing Unit Affordability Agreement (“Affordability Agreement”) with City, in a form approved by the Planning Director and City Attorney. The Affordability Agreement shall provide, among other things that: (1) Applicant will develop and sell three of its units as BMR units at an affordable housing cost to eligible households; (2) the BMR units shall meet the size and design requirements set forth in Pacifica Municipal Code Section 9-4.4705; (3) construction and sale of the BMR units shall be phased with the development of the market rate units to ensure that the BMR units are timely developed and sold; (4) purchasers of the BMR units will be required to enter into and execute Resale Restriction Agreements and other documents ensuring the long-term affordability of the BMR units for no less than 45 years; (5) the development and sale of the BMR units otherwise meets the requirements of Article 47 of Chapter 4 of Title 9 of the Pacifica Municipal Code (“City of Pacifica Below Market Rate (Inclusionary) Program”) and the terms of the Development Agreement; and (6) Applicant will be responsible for the City’s administrative costs associated with compliance with the Affordability Agreement. The Affordability Agreement must be recorded against the property prior to or concurrently with the recordation of the Final Map.
23. Prior to commencement of any grading, building, or other construction activity, the Applicant shall install a 10‐foot‐tall temporary sound wall on the Project site along the 580 Crespi Drive building façade. The sound wall would consist of stacked hay bales, ¾” plywood, or acoustical curtains with a minimum sound transmission class (STC) rating of 22. The Applicant shall submit the details of the proposed sound wall in conjunction with any application for a building or grading permit, and the details of the proposed sound wall shall be subject to review and approval of the Planning Director.
24. In the event the Applicant should desire to construct the proposed freestanding sign with two sign faces as opposed to the currently proposed single sign face, the freestanding sign shall be revised to comply with the maximum sign area limits in PMC section 9-4.2906(a)(3). Based on the 135-foot frontage of the Project site, the maximum sign area for the freestanding sign shall be 101.25 sf. Consistent with PMC section 9-4.2908(c), both sides of the freestanding sign shall count towards the maximum allowed sign area. The final design of the freestanding sign shall be indicated in the master sign program submitted for review and approval by the Planning Director and shall be approved by the Planning Director prior to issuance of a building permit for the freestanding sign.
25. All outstanding and applicable fees associated with the processing of this Project shall be paid prior to the issuance of a building or grading permit.
26. Prior to the issuance of a building permit, the layout and configuration of the 14 new off-street additional parking spaces at the Community Center shall be approved to the satisfaction of the City Engineer.
27. Prior to issuance of a building permit, Applicant shall revise the Project plans to include a raised walkway structure along the southern boundary of the developed portion of the Project site that projects into the wetlands area at the southern half of the site. The additional raised walkway structure shall connect to the proposed deck walkway included on Sheet A-1.14 of the Project plans in order to provide additional wetlands interpretive opportunities and usable open space for Project occupants. The design and materials of this additional raised walkway shall be consistent with the design and materials of the deck walkway included on Sheet A-1.14 of the Project plans, and shall further be a raised and restricted boardwalk path that prevents pedestrians from existing into the wetlands. The precise location, extent, design, and materials of the additional raised walkway structure shall be subject to review and approval of the Planning Director.
Building Division of the Community Development Department
28. The Project shall require review and approval of a grading permit and a building permit prior to commencement of any construction activities.
29. Each unit shall be required to provide separate energy calculations and independent solar systems.
Engineering Division of Public Works Department
30. The City Council of the City of Pacifica will need to accept offer of easements for Emergency Vehicle Access and Public Use Access prior to the filling of a final subdivision map.
31. Should the Applicant desire to record the final map prior to completion and acceptance of improvements, Applicant may enter into a Subdivision Improvement Agreement with the City of Pacifica to construct all on-site and off-site improvements, as depicted on the approved Tentative Map and any conditions and mitigations imposed on this Project, prior to approval of the final map and all necessary fees and bonds associated with this agreement, including applicable Park Land Dedication fees as determined by the Planning Director, shall be paid by the applicant.
32. Should the Applicant desire to record the final map prior to completion and acceptance of improvements, a bond in an amount determined by the City Engineer must be provided. The bond maybe in the form of cash, instrument of credit or surety bond. In addition, an improvement agreement shall be executed to guarantee that the work will be done in accordance with the approved plans.
33. Prior to the execution of the Subdivision Improvement Agreement, Applicant shall submit to Engineering Division the construction plans and necessary reports and engineering calculations for all on-site and off-site improvements to the satisfaction of the City Engineer. Such plans and reports shall include but not limited to:
A. All plans and reports must be signed and stamped by a California licensed professional.
B. Plan, profile and cross sections of the proposed driveways. The proposed driveway shall not exceed the maximum grade of 18 percent.
C. Curb ramps on both sides of the driveways.
D. Design Geotechnical Report analyzing the proposed on-site and off-site improvements including but not limited to the driveways and retaining wall.
E. All site improvements including utilities and connections to existing mains must be designed according to the City Standards and to the satisfaction of the City Engineer.
34. Prior to approval of the final map, the Applicant shall verify that all public and private utilities have been provided to serve the subdivision. Approvals and/or agreements shall be obtained from all utilities.
35. The form, contents, submittal, approval, and filling of a final subdivision map (or final parcel map) shall conform to the following:
A. Surveys required. An accurate and complete survey of the land to be subdivided shall be made by a registered civil engineer or licensed land surveyor. All monuments, property lines, and center lines of streets, alleys, and easements adjoining or within the subdivision shall be tied into the survey. The allowable error of closure on any portion of the parcel map shall not exceed 1/10,000 for field closures and 1/20,000 for calculated closures.
B. Forms and contents. The form and contents of the parcel map shall conform to the final map form and contents requirements of Pacifica Municipal Code Section 10-1.504 and Pacifica Municipal Code Section 10-1.505 of, except for subsection (6) of subsection (c).
C. Preliminary submittal. The subdivider shall submit prints of the parcel map to the City Engineer for checking. The preliminary prints shall be accompanied by copies of the data, plans, reports, and documents required for final maps by Pacifica Municipal Code Section 10-1.506.
D. Review and approval by the City Engineer. The City Engineer shall review the parcel map, and the subdivider's engineer shall make corrections and/or additions until the map is acceptable to the City Engineer. The subdivider's engineer shall submit the original tracing of the map, corrected to its final form and signed by all parties required to execute the certificates on the map, to the City Engineer. The City Clerk or his or her authorized agent shall transmit the approved parcel map directly to the County Clerk for transmittal to the County Recorder.
36. City Council approval shall be required prior to recording a final map.
37. Upon final map approval, the Applicant shall provide written notice to the adjacent single-family residential property owner at the point of connection for the emergency overflow shown on Sheet TM-3 not less than 90 days prior to commencing the improvement located in the City’s stormdrain easement, and an additional written follow-up notification not less than 48 hours prior to commencement of the work. The improvement may proceed with the improvement design as reviewed and approved by the City Engineer upon the Applicant’s fulfillment of this obligation.
Wastewater Division of Public Works Department
38. Irrigation and sprinkler systems shall not drain into sanitary sewer system.
39. Trash enclosure shall be shown on plans to have a roof and berm around enclosure to prevent rainwater from entering the sanitary sewer system.
40. All sanitary sewer system connections shall be shown on the building permit plans to connect to the main line sewer on Crespi Drive.
North County Fire Authority (NCFA)
41. Fire sprinkler system is required. Submit plans to NCFA under separate fire permit.
42. Approval of Alternative Methods and Materials shall be required for the Project.
Applicant shall submit a request form and fee for NCFA review and approval prior to issuance of a building permit.
43. Prior to issuance of a building permit, Applicant shall provide fire flow information per California Fire Code (CFC), Appendix B.
44. Fire extinguishing/hood system is required. Submit plans to NCFA under separate fire permit.
45. Fire alarm system is required. Submit plans to NCFA under separate fire permit.
46. Fire alarm system shall be monitored, per CFC.
47. Key Box is required. Apply for approved hardware at NCFA Administration.
48. Portable fire extinguishers(s) are required. Mount fire extinguishers 3-5 feet above floor.
49. Illuminated address identification is required.
50. Utility identification is required.
51. Doors shall be easily openable in one motion without special knowledge, key or effort per California Building Code (CBC). Use of thumb operated deadbolts prohibited unless integrated with latch.
52. Illuminated exit signs and emergency egress illumination is required.
53. Prior to issuance of a certificate of occupancy, Applicant shall demonstrate to the satisfaction of the Fire Chief that Emergency Responder Radio Coverage is provided as required by CFC Section 510.
***END***
EXHIBIT B
Mitigation Monitoring and Reporting Program
Final EIR
570 Crespi Drive Project
September 2025
Chapter 3 – Mitigation Monitoring and Reporting Program
3.3 MITIGATION MONITORING AND REPORTING PROGRAM
The following table indicates the mitigation measure number, the impact the measure is designed to address, the measure text, the monitoring agency, implementation schedule, and an area for sign-off indicating compliance.
Final EIR
570 Crespi Drive Project
September 2025
Chapter 3 – Mitigation Monitoring and Reporting Program
MITIGATION MONITORING AND REPORTING PROGRAM
570 Crespi Drive Project
Impact
Number Impact Mitigation Measures
Monitoring
Agency
Implementation
Schedule Sign-off
Chapter 4.1 – Biological Resources
4.1-1 Have a substantial
adverse effect, either
directly (e.g., threaten to
eliminate a plant
community) or through
habitat modifications, on
any plant species
identified as a candidate,
sensitive, or specialstatus species.
4.1-1(a) Prior to the commencement of
construction associated with the
proposed project, focused plant
preconstruction surveys shall be
conducted by a qualified biologist
during the documented bloom periods
of San Francisco Bay spineflower. Two
site visits, including one early-season
(April) and one late-season (July) shall
be sufficient to cover the blooming
periods. If San Francisco Bay
spineflower are not observed during the
focused plant surveys, impact to
special-status plant species would not
occur, and mitigation would not be
required. The results of the surveys
shall be submitted to the City’s
Planning Department.
4.1-1(b) If San Francisco Bay spineflower are
identified on-site during the focused
plant surveys, the project applicant
shall be responsible for ensuring
construction activities avoid specialstatus plants through preparation and submittal to the City’s Planning
Department of an Avoidance Plan
Report detailing protection and
avoidance criteria, measures, and the
extent to which special-status plants
were successfully avoided. The
Avoidance Plan Report shall be subject
City of Pacifica
Planning
Division
City of Pacifica
Planning
Division
USFWS
CDFW
Prior to issuance of
any grading or
building permits and
prior to any ground
disturbing activities
After survey results
and prior to the
commencement of
construction
activities, if San
Francisco Bay
spineflower are
identified on-site
Final EIR
570 Crespi Drive Project
September 2025
Chapter 3 – Mitigation Monitoring and Reporting Program
MITIGATION MONITORING AND REPORTING PROGRAM
570 Crespi Drive Project
Impact
Number Impact Mitigation Measures
Monitoring
Agency
Implementation
Schedule Sign-off
to approval by the City’s Planning
Department and CDFW.
If avoidance is infeasible, the qualified
biologist shall ensure seed collection
for affected special-status plants is
completed and plants are reestablished at a minimum of a one-toone ratio (number of newly established plants relative to the number of plants
impacted) in a preserved, suitable
habitat approved by the City and
CDFW. The project applicant shall
document and submit proof of
compliance to the City’s Planning
Department and CDFW.
Re-established special-status plant
populations shall be monitored annually
by the project applicant in accordance
with an approved Habitat Mitigation and
Monitoring Plan prepared in
consultation with the City’s Planning
Department, with annual monitoring
taking place for a minimum of five
years. The Habitat Mitigation and
Monitoring Plan shall include criteria,
subject to approval by all applicable
agencies, including the City’s Planning
Department, USFWS, and CDFW,
detailing the survival ratio required of
re-established populations and
performance standards for further
replanting for any re-established
During construction
activities
Annually for a
minimum of five
years after reestablishment of
plants
Final EIR
570 Crespi Drive Project
September 2025
Chapter 3 – Mitigation Monitoring and Reporting Program
MITIGATION MONITORING AND REPORTING PROGRAM
570 Crespi Drive Project
Impact
Number Impact Mitigation Measures
Monitoring
Agency
Implementation
Schedule Sign-off
special-status plant species that do not
survive. Reports describing
performance results shall be prepared
by a qualified biologist and shall be
submitted to the City’s Planning
Department for years one, three, and
five of the monitoring period.
4.1-2 Have a substantial
adverse effect, either
directly (e.g., cause a
wildlife population to
drop below selfsustaining levels,
threaten to eliminate an
animal community) or
through habitat
modifications, on
migratory birds and
raptors protected under
the MBTA.
4.1-2 To ensure compliance with protections
for migratory birds under the MBTA and
the CFGC, the measures outlined
below shall be implemented prior to the
commencement of construction
activities. Evidence of compliance shall
be submitted to the City’s Planning
Department for review and approval
prior to the commencement of
construction activities.
1. If construction activities are
scheduled to occur outside of
the breeding season (i.e.,
September 15 through January
15), pre-construction surveys
or other mitigation measures
are not necessary.
2. If construction activities are
scheduled to occur during the
breeding season (i.e., January
15 through September 15), a
preconstruction nesting bird
survey shall be conducted on
the identified work area and a
buffer zone (see #3, below).
City of Pacifica
Planning
Division
Prior to the
issuance of grading
or building permits
and at least seven
days prior to start of
construction (if in
nesting season)
Final EIR
570 Crespi Drive Project
September 2025
Chapter 3 – Mitigation Monitoring and Reporting Program
MITIGATION MONITORING AND REPORTING PROGRAM
570 Crespi Drive Project
Impact
Number Impact Mitigation Measures
Monitoring
Agency
Implementation
Schedule Sign-off
The survey shall be performed
by a qualified biologist
experienced with nesting
behavior of birds of the region
no more than seven days prior
to the initiation of work. A
second focused survey shall
be conducted within 48 hours
prior to construction activities
that would occur during the
nesting/breeding season. If
ground disturbance activities
are delayed following a survey,
then an additional
preconstruction survey shall be
conducted such that no more
than two weeks will have
elapsed between the last
survey and the
commencement of ground
disturbance activities. If a lapse
of project-related activities of
seven days or longer occurs,
another focused survey shall
be conducted before project
activities can be reinitiated. If
nesting or breeding activity is
not observed, work may
proceed without restrictions.
To the extent allowed by
access, all active nests
identified within 250 feet of
construction activities,
including equipment staging,
Immediately prior to
and during initial
grading/construction
Final EIR
570 Crespi Drive Project
September 2025
Chapter 3 – Mitigation Monitoring and Reporting Program
MITIGATION MONITORING AND REPORTING PROGRAM
570 Crespi Drive Project
Impact
Number Impact Mitigation Measures
Monitoring
Agency
Implementation
Schedule Sign-off
for raptors and 100 feet for
other protected bird species
shall be mapped.
3. For any active nests found
near the construction limits (76
m [250 ft] for raptors and 33 m
[100 ft] for other protected bird
species), the project biologist
shall make a determination as
to whether or not construction
activities are likely to disrupt
reproductive behavior. If
construction is determined
unlikely to disrupt breeding
behavior, construction may
proceed. If construction is
determined to potentially
disrupt breeding, the
construction-free buffer zone
shall be expanded; avoidance
is the only mitigation available.
The ultimate size of the
construction-free buffer zone
may be adjusted by the project
biologist based on the species
involved, topography, lines of
site between the work area and
the nest, physical barriers, and
the ambient level of human
activity. For raptors, the project
biologist shall contact CDFW
and/or the USFWS Division of
Migratory Bird Management for
Throughout
construction near
active nests
Final EIR
570 Crespi Drive Project
September 2025
Chapter 3 – Mitigation Monitoring and Reporting Program
MITIGATION MONITORING AND REPORTING PROGRAM
570 Crespi Drive Project
Impact
Number Impact Mitigation Measures
Monitoring
Agency
Implementation
Schedule Sign-off
guidance regarding site
evaluations and buffer
adjustments.
If construction activities are
determined likely to disrupt
raptor breeding, construction
activities within the
construction-free buffer zone
may not proceed and project
personnel or equipment shall
not be allowed to enter the
protective buffer until the
project biologist determines
that the nest is unoccupied and
the young have fully fledged.
4. If the project contractor, in
consultation with the City,
determines that maintenance
of a construction-free buffer
zone is not practicable, active
nests shall be monitored by a
qualified biologist to document
breeding and rearing behavior
of the adult birds. The qualified
biologist shall observe any
identified active nests prior to
the start of any constructionrelated activities to establish a behavioral baseline of the
adults and any nestlings, and
the nest site(s) shall be
monitored by the biologist
After fledging or
nest inactivity is
confirmed
Final EIR
570 Crespi Drive Project
September 2025
Chapter 3 – Mitigation Monitoring and Reporting Program
MITIGATION MONITORING AND REPORTING PROGRAM
570 Crespi Drive Project
Impact
Number Impact Mitigation Measures
Monitoring
Agency
Implementation
Schedule Sign-off
periodically to see if the birds
are stressed by the
construction activities and if
the protective buffer needs to
be increased. The perimeter of
the nest setback zone shall be
fenced or adequately
demarcated with stakes and
flagging at 20-foot intervals,
and construction personnel
and activities restricted from
the area. A survey report by the
qualified biologist verifying that
no active nests are present, or
that the young have fledged,
shall be submitted prior to
initiation of grading in the nestsetback zone. The qualified biologist shall serve as a
biological monitor during those
periods when construction
activities occur near active
nest areas to ensure that no
inadvertent impacts on these
nests occur. All buffers shall be
shown on all sets of
construction drawings. If
construction activities are
determined to potentially
cause nest abandonment,
work shall cease until the
project biologist determines
that the nest is unoccupied. For
raptors, the CDFW and/or the
Final EIR
570 Crespi Drive Project
September 2025
Chapter 3 – Mitigation Monitoring and Reporting Program
MITIGATION MONITORING AND REPORTING PROGRAM
570 Crespi Drive Project
Impact
Number Impact Mitigation Measures
Monitoring
Agency
Implementation
Schedule Sign-off
USFWS Division of Migratory
Bird Management shall be
contacted for guidance.
4.1-3 Have a substantial
adverse effect, either
directly (e.g., cause a
wildlife population to
drop below selfsustaining levels,
threaten to eliminate an
animal community) or
through habitat
modifications, on any
wildlife species identified
as a candidate, sensitive,
or special-status species.
4.1-3(a) Implement Mitigation Measures 4.1-
4(b) and 4.1-4(c).
4.1-3(b) Pre-construction surveys for specialstatus and non-listed bat species shall be performed by a qualified biologist
prior to removal of the on-site trees and
commencement of construction
activities. If any active maternity or
hibernation roosts are identified within
100 feet of areas proposed for
development, a CDFW-approved
qualified biologist shall establish sitespecific protective buffers around roosts, sized with consideration for the
species that are present and the time of
year bats are roosting, as well as levels
of construction noise and light emission
from project activities.
See Mitigation
Measures 4.1-
4(b) and 4.1-
4(c)
City of Pacifica
Planning
Division
CDFW
See Mitigation
Measures 4.1-4(b)
and 4.1-4(c)
Prior to removal of
the on-site trees
and commencement
of construction
activities
4.1-4 Have a substantial
adverse effect on any
riparian habitat or other
sensitive natural
community, or State or
federally protected
wetlands (including, but
not limited to, marsh,
vernal pool, coastal, etc.)
through direct removal,
4.1-4(a) Prior to the commencement of grounddisturbing activities, the project applicant shall notify CDFW, pursuant
to CFGC Section 1600. The notification
shall include a description of all of the
activities associated with the proposed
project, not just those associated with
the drainages and/or riparian
vegetation. Impacts shall be outlined in
the notification and are expected to be
City of Pacifica
Planning
Division
CDFW
Prior to the
commencement of
ground-disturbing
activities
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filling, hydrological
interruption, or other
means.
in substantial conformance with the
impacts to biological resources outlined
in the Updated Definition of Potentially
Jurisdictional Aquatic Resources and
Effects Analysis prepared for the 570
Crespi Drive Project by Wood
Biological Consulting. Impacts for each
activity shall be broken down by
temporary and permanent impacts. A
description of the proposed mitigation
for biological resource impacts shall be
outlined per activity and then by
temporary and permanent impact.
Information regarding project-specific
drainage and hydrology changes
resulting from project implementation
shall be provided, along with a
description of stormwater treatment
methods. Minimization and avoidance
measures shall be proposed, as
appropriate, and may include
preconstruction species surveys and
reporting, protective fencing around
avoided biological resources, worker
environmental awareness training,
seeding disturbed areas adjacent to
open space areas with native seed, and
installation of project-specific
stormwater BMPs. Mitigation for
impacts to 0.550-acre of arroyo willow
scrub riparian vegetation may include
restoration or enhancement of
resources on- or off-site, or any other
method acceptable to CDFW.
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Mitigation shall not result in a net loss
of a Sensitive Natural Community.
If CDFW determines through the
course of the CFGC Section 1600
notification process that the project
does not require a Lake or Streambed
Alteration Agreement (LSAA) to
address potential impacts to arroyo
willow scrub, further mitigation beyond
the proposed mitigation included in the
notice to CDFW regarding the
aforementioned vegetation
communities shall not be required.
Written verification of the applicant’s
compliance with the Section 1600
LSAA process shall be submitted to the
City of Pacifica Planning Division prior
to the start of any construction
activities.
4.1-4(b) Prior to the start of any construction
activities, a temporary sediment and
debris barrier shall be installed on the
southern limit of the construction area
that slopes toward the arroyo willow
and emergent wetland habitat. The
fence will also double as a wildlife
exclusion fence during construction.
The fence shall consist of standard
construction silt fence material with a
height of 36 inches. The lower six
inches of fence material shall either be
folded toward the construction side of
City of Pacifica
Planning
Division
Prior to the start of
any construction
activities
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the fence and weighted down with soil
or sandbags, or backfilled in a trench;
with both methods, the purpose is to
completely contact the surface so that
water and sediment would not flow
underneath, and wildlife would not
enter the work area from the wetland.
The barrier shall be maintained
throughout the duration of the
construction period. Evidence of
compliance with this measure shall be
submitted to the City of Pacifica
Planning Division prior to the start of
any construction activities.
4.1-4(c) A qualified biologist, or a designated
representative who has been trained by
a qualified biologist, shall inspect the
area inside of the sediment and debris
barrier for special-status species,
including California red-legged frog,
every day before construction activities
commence. If any special‐status
species are found, the qualified
biologist shall be immediately
contacted (if the survey was conducted
by the designated representative),
construction activities shall not be
allowed to start, and the USFWS and
CDFW shall be consulted on an
appropriate course of action. Such
action could include leaving the animal
alone to move away on its own or the
relocation of the animal to an area
City of Pacifica
Planning
Division
Every day before
construction
activities commence
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outside of the construction area. The
qualified biologist, in consultation with
the CDFW and USFWS, shall make the
ultimate determination of the action to
be taken. Evidence of compliance with
this measure shall be submitted to the
City’s Planning Department upon
discovery of special-status species and
prior to commencement of construction
activities.
4.1-6 Conflict with any local
policies or ordinances
protecting biological
resources, such as a tree
preservation policy or
ordinance.
4.1-6 Prior to issuance of any grading permit,
the project applicant shall obtain a Tree
Removal Permit for any protected trees
to be removed and a Tree
Encroachment Permit for any
construction activities within 50 feet of
a protected tree from the City of
Pacifica Director of Public Works.
Prior to issuance of a certificate of
occupancy, the project applicant shall
complete planting of any replacement
trees required as part of the Director of
Public Works heritage tree removal
authorization or other authorizations. In
addition, the project applicant shall
prepare and submit a Tree Protection
and Preservation Plan prior to the
protected tree removal or
encroachment authorizations or other
authorizations in accordance with the
City Municipal Code, Sections 4-12.02
through 4-12.11, and shall implement
any tree protection measures identified
City of Pacifica
Director of
Public Works
Prior to the
issuance of any
grading permit
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to protect trees which will not be
removed during construction prior to
commencement of any construction
activity.
Chapter 4.2 – Greenhouse Gas Emissions
4.2-1 Generate GHG
emissions, either directly
or indirectly, that may
have a significant impact
on the environment, or
conflict with an
applicable plan, policy, or
regulation adopted for
the purpose of reducing
the emissions of GHGs.
4.2-1(a) Prior to the approval of project
improvement plans, the applicant shall
implement the following measure:
• Consistent with BAAQMD’s
Transportation criterion d., a
total of four EV Capable
parking spaces shall be
installed throughout the 15 onsite uncovered parking spaces, and an additional four EV
Capable parking spaces shall
be installed throughout the 17
community center spaces,
consistent with the current
CALGreen Tier 2 standards.
Compliance with the foregoing
measure shall be ensured by the City of
Pacifica Planning Division.
4.2-1(b) Implement Mitigation Measure 4.3-3.
City of Pacifica
Planning
Division
See Mitigation
Measure 4.3-3
Prior to the approval
of project
improvement plans
See Mitigation
Measure 4.3-3
Chapter 4.3 – Transportation
4.3-1 Conflict with a program,
plan, ordinance, or policy
addressing the
4.3-1 Prior to grading permit issuance, the
project applicant shall prepare a
construction traffic management plan
City Engineer Prior to grading
permit issuance
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circulation system during
construction activities.
for review and approval by the City
Engineer. The plan shall include the
following:
• A project staging plan to
maximize on-site storage of
materials and equipment;
• A set of comprehensive traffic
control measures, including
scheduling of major truck trips
and deliveries to avoid peak
hours; lane closure
proceedings; signs, cones and
other warning devices for
drivers; and designation of
construction access routes;
• Provisions for maintaining
adequate emergency access to
the project site;
• Permitted construction hours,
per City of Pacifica standards;
• Designated locations for
construction staging areas;
• Identification of parking areas
for construction employees,
site visitors, and inspectors,
including on-site locations; and
• Provisions for street sweeping
to remove construction-related
debris on public streets.
4.3-3 Conflict or be
inconsistent with CEQA
4.3-3 The project applicant shall implement
the following CAPCOA VMT reduction
strategy T-9 to reduce the number of
City Engineer Prior to issuance of
final occupancy of
the residential units
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Guidelines section
15064.3, subdivision (b).
vehicle trips that would be generated by
future residents, subject to review and
approval by the City Engineer. The
timing for the strategy is set forth below:
Implement subsidized or discounted
transit program (CAPCOA Handbook
Strategy T-9)
The proposed project shall provide
subsidized or discounted, or free transit
passes for residents of the project’s 19
dwelling units.
Prior to occupancy of the multi-family
residential units, the project applicant
shall provide two free one-year transit
passes to residents of the project’s 19
dwelling units.
4.3-4 Substantially increase
hazards due to a
geometric design feature
(e.g., sharp curves or
dangerous intersections)
or incompatible uses
(e.g., farm equipment) or
result in inadequate
emergency access.
4.3-4 Implement Initial Study Mitigation
Measure IX-3.
See Mitigation
Measure IX-3
See Mitigation
Measure IX-3
Initial Study
a-c. Cause a substantial
adverse change in the
significance of a
historical resource
pursuant to Section
V-1. If any potentially historic resources,
prehistoric or historic artifacts, or other
indications of cultural deposits, such as
historic privy pits or trash deposits, are
found once ground disturbing activities
City of Pacifica
Planning
Division
Prior to the
continuation of
ground disturbing
activities, if any
potentially historic
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15064.5; cause a
substantial adverse
change in the
significance of a unique
archaeological resource
pursuant to Section
15064.5; or disturb any
human remains,
including those interred
outside of dedicated
cemeteries?
are underway, all work within the
vicinity of the find(s) shall cease, the
find(s) shall be immediately evaluated
by a qualified archaeologist, and the
City’s Planning Department shall be
notified of the find(s). If the find is
determined to be a historical or unique
archaeological resource, as
determined by the qualified
archeologist, contingency funding and
a time allotment to allow for
implementation of avoidance measures
or appropriate mitigation shall be made
available (CEQA Guidelines Section
15064.5). Work may continue on other
parts of the project site while historical
or unique archaeological resource
mitigation takes place (Public
Resources Code Sections 21083 and
21087).
The requirements of this mitigation
measure shall be included via notation
on all project improvement plans and
building permit plans for review and
approval by the City of Pacifica
Planning Department.
V-2. In the event of the accidental discovery
or recognition of any human remains,
further excavation or disturbance of the
find or any nearby area reasonably
suspected to overlie adjacent human
remains shall not occur until
City of Pacifica
Planning
Division
County
Coroner
resources,
prehistoric or
historic artifacts, or
other indications of
cultural deposits are
found once ground
disturbing activities
are underway
In the event of
accidental discovery
or recognition of
human remains
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compliance with the provisions of
CEQA Guidelines Section
15064.5(e)(1) and (2) has occurred.
The Guidelines specify that in the event
of the discovery of human remains
other than in a dedicated cemetery, no
further excavation at the site or any
nearby area suspected to contain
human remains shall occur until the
County Coroner has been notified to
determine if an investigation into the
cause of death is required. If the
Coroner determines that the remains
are Native American, then, within 24
hours, the Coroner must notify the
Native American Heritage Commission,
which in turn will notify the most likely
descendants who may recommend
treatment of the remains and any grave
goods. If the Native American Heritage
Commission is unable to identify a most
likely descendant or most likely
descendant fails to make a
recommendation within 48 hours after
notification by the Native American
Heritage Commission, or the
landowner or his authorized agent
rejects the recommendation by the
most likely descendant and mediation
by the Native American Heritage
Commission fails to provide a measure
acceptable to the landowner, then the
landowner or his authorized
representative shall rebury the human
NAHC
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remains and grave goods with
appropriate dignity at a location on the
property not subject to further
disturbances. If human remains are
encountered, a copy of the resulting
County Coroner report noting any
written consultation with the Native
American Heritage Commission shall
be submitted as proof of compliance to
the City of Pacifica Planning
Department.
The requirements of this mitigation
measure shall be included via notation
on all project improvement plans and
building permit plans for review and
approval by the City of Pacifica Planning
Department.
a,c. Directly or indirectly
cause potential
substantial adverse
effects, including the risk
of loss, injury, or death
involving: seismic-related
ground failure, including
liquefaction, or
landslides; or be located
on a geologic unit or soil
that is unstable, or that
would become unstable
as a result of the project,
and potentially result in
on- or off-site landslide,
lateral spreading,
VII-1. All grading and foundation plans for the
development shall be designed by a
Civil and Structural Engineer and
reviewed and approved by the Director
of Public Works/City Engineer, Chief
Building Official, and a qualified
Geotechnical Engineer prior to
issuance of a grading or building permit
to ensure that all geotechnical
recommendations specified in the
Geotechnical Investigation, dated
January 2016, and the Response to
Geotechnical Peer Review, dated April
30, 2020, prepared for the proposed
project by GeoForensics, Inc. are
Director of
Public
Works/City
Engineer
Chief Building
Official
Qualified
Geotechnical
Engineer
Prior to the
issuance of a
grading or building
permit
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subsidence, liquefaction
or collapse?
properly incorporated and utilized in the
project design.
d. Be located on expansive
soil, as defined in Table
18-1B of the Uniform
Building Code (1994),
creating substantial
direct or indirect risks to
life or property?
VII-2. Implement Mitigation Measure VII-1 See Mitigation Measure VII-1
See Mitigation
Measure VII-1
f. Directly or indirectly
destroy a unique
paleontological resource
or site or unique geologic
feature?
VII-3. In the event that paleontological
resources, including individual fossils
or assemblages of fossils, are
encountered during construction
activities all ground disturbing activities
shall immediately halt and a qualified
paleontologist shall be procured to
evaluate the discovery for the purpose
of recording, protecting, or curating the
discovery as appropriate. The qualified
paleontologist shall provide the City of
Pacifica Planning Department with a
report detailing the findings and method
of curation or protection of the
resources for review and approval by
City Planning staff prior to
recommencing construction
City of Pacifica
Planning
Division
In the event that
paleontological
resources, including
individual fossils or
assemblages of
fossils, are
encountered during
construction
activities
b. Create a significant
hazard to the public or
the environment through
reasonably foreseeable
upset and accident
conditions involving the
likely release of
IX-1. Prior to initiation of grading, excavation,
or other ground-disturbing activities on
the northern portion of the project site,
the project applicant shall complete an
analysis of on-site soils to determine
whether substantial concentrations of
soil contaminants are present above
the applicable direct exposure
City of Pacifica
Planning
Division
Prior to initiation of
grading, excavation,
or other grounddisturbing activities
on the northern
portion of the
project site
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hazardous materials into
the environment?
Environmental Screening Levels
(ESLs) set by the Regional Water
Quality Control Board. If contaminants
are not detected above applicable
ESLs, then further mitigation is not
required. If contaminants are detected
above the applicable ESLs, then the
soils shall be remediated by off-hauling
to a licensed landfill facility. Such
remediation activities shall be
performed by a licensed hazardous
waste contractor (Class A) and
contractor personnel that have
completed 40-hour OSHA Hazardous
Waste Operations and Emergency
Response (HAZWOPER) training, and
overseen by the San Mateo County
Environmental Health Services
Division. The results of soil sampling
and analysis, as well as verification of
proper remediation and disposal, shall
be submitted to the City of Pacifica
Planning Department for review and
approval.
c. Emit hazardous
emissions or handle
hazardous or acutely
hazardous materials,
substances, or waste
within one-quarter mile of
an existing or proposed
school?
IX-2. Implement Mitigation Measure IX-1. See Mitigation Measure IX-1
See Mitigation
Measure IX-1
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f. Impair implementation of
or physically interfere
with an adopted
emergency response
plan or emergency
evacuation plan?
IX-3. Prior to the issuance of a building
permit, the project shall demonstrate
compliance with the 26-foot access
road width, or obtain Fire Marshall
approval of an Alternative Methods and
Materials request by the NCFA to
deviate from the 26-foot access road
width requirement for the Project.
NCFA Prior to the
issuance of a
building permit
a,e. Violate any water quality
standards or waste
discharge requirements
or otherwise substantially
degrade surface or
ground water quality; or
conflict with or obstruct
implementation of a
water quality control plan
or sustainable
groundwater
management plan?
X-1. During construction, the contractor
shall implement BMPs to reduce
pollutants in stormwater discharges to
the maximum extent practicable, which
may include but are not necessarily
limited to the following practices, or
other BMPs identified in the California
Stormwater Quality Association
(CASQA) Construction BMP Handbook
and in the City’s Municipal Regional
Permit for stormwater discharges:
• Temporary erosion control
measures (such as silt fences,
staked straw bales/wattles,
silt/sediment basins and traps,
check dams, geofabric,
sandbag dikes, and temporary
revegetation or other ground
cover) shall be employed to
control erosion from disturbed
areas;
• Inactive construction areas
(previously graded areas
inactive for 10 days or more)
that could contribute sediment
City Engineer Prior to the
issuance of a
grading, excavation,
or building permit
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to waterways shall be covered
or treated with nontoxic soil
stabilizers;
• Exposed stockpiles of dirt or
other loose, granular
construction materials that
could contribute sediment to
waterways shall be enclosed or
covered;
• The contractor shall ensure
that no earth or organic
material will be deposited or
placed where such materials
may be directly carried into a
stream, marsh, slough, lagoon,
or body of standing water;
• The following types of
materials shall not be rinsed or
washed into the streets,
shoulder areas, or gutters:
concrete, solvents and
adhesives, thinners, paints,
fuels, sawdust, dirt, gasoline,
asphalt and concrete saw
slurry, and heavily chlorinated
water; and
• Grass or other vegetative cover
shall be established on the
construction site as soon as
possible after disturbance.
The applicable BMPs shall be included
via notation on the project Improvement
Plans for review and approval by the
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City Engineer prior to issuance of a
grading, excavation, or building permit.
X-2. Prior to issuance of a certificate of
occupancy for any component of the
proposed project, the project applicant
shall execute and record a
Maintenance Agreement addressing
future maintenance of the stormwater
treatment measures required to comply
with Provision C.3 of the Municipal
Regional Permit. The Maintenance
Agreement shall be subject to review
and approval by the City Engineer and
the City Attorney’s Office.
X-3. Prior to issuance of a certificate of
occupancy for any component of the
proposed project, the project applicant
shall install all required stormwater
treatment measures, and demonstrate
full compliance with the stormwater
treatment plans prepared for the
proposed project. Evidence of such
shall be submitted to the City Engineer
for review and approval.
City Engineer
City Attorney’s
Office
City Engineer
Prior to issuance of
a certificate of
occupancy for any
component of the
proposed project
Prior to issuance of
a certificate of
occupancy for any
component of the
proposed project
b. Generation of excessive
groundborne vibration or
groundborne noise
levels?
XIII-1. Pile driving shall be prohibited during
construction of the proposed project.
Compliance with such shall be ensured
by the City of Pacific Planning Division.
City of Pacifica
Planning
Division
During construction
of the proposed
project
a,b. Listed or eligible for
listing in the California
Register of Historical
Resources, or in a local
XVIII-1. Implement Mitigation Measures V-1
and V-2.
See Mitigation
Measures V-1
and V-2
See Mitigation
Measures V-1 and
V-2
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register of historical
resources as defined in
Public Resources Code
section 5020.1(k); or a
resource determined by
the lead agency, in its
discretion and supported
by substantial evidence,
to be significant pursuant
to criteria set forth in
subdivision (c) of Public
Resources Code Section
5024.1. In applying the
criteria set forth in
subdivision (c) of Public
Resources Code Section
5024.1, the lead agency
shall consider the
significance of the
resource to a California
Native American tribe.