RESOLUTION NO. 2025-017
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF PACIFICA APPROVING SITE DEVELOPMENT PERMIT PSD-838-18 AND TREE PERMIT TP-4-24, SUBJECT TO CONDITIONS, FOR THE CONSTRUCTION OF AN APPROXIMATELY 3,180- SQUARE FOOT (SF) SINGLE-FAMILY RESIDENCE WITH AN APPROXIMATELY 668-SF
ATTACHED THREE-CAR GARAGE AND ASSOCIATED IMPROVEMENTS ON AN APPROXIMATELY 26,055-SF, CURRENTLY UNDEVELOPED SITE LOCATED APPROXIMATELY 330 FEET EAST-NORTHEAST OF THE INTERSECTION OF ROCKAWAY BEACH AVENUE AND BAY VIEW ROAD (APN 022-062-550); AND FINDING
THE PROJECT EXEMPT FROM THE CALIFORNIA ENVIRONMENTAL QUALITY ACT (CEQA).
Initiated by: Javier Chavarria (“Applicant”).
WHEREAS, an application has been submitted for the construction of a 3,180 square foot (sf) single-family residence with an approximately 668-sf attached three-car garage, an approximately 680- sf and associated improvements on an approximately 26,055-sf, currently undeveloped site located approximately 330 feet east-northeast of the intersection of Rockaway Beach Avenue and Bay View Road (APN 022-062-550) (“Project”); and
WHEREAS, the Project site is located in the R-1-H (Single-Family Residential Hillside) Zoning District; and
WHEREAS, the Project’s location in the R-1-H (Single-Family Residential Hillside) Zoning District requires approval of a Site Development Permit prior to issuance of a building permit per PMC Section 9-4.953 with the objective of ensuring that new structures and streets are designed to protect the visual and natural resource qualities of the hillsides and to minimize adverse impacts on existing neighborhoods, drainage, traffic, land stability, and natural resources; and WHEREAS, the Project requires approval of a Tree Permit per PMC Section 4-12.04, whereby any person who desires to remove a protected tree or City tree shall obtain a tree removal permit; and WHEREAS, the Planning Commission of the City of Pacifica did hold a duly noticed public hearing on April 1, 2024, and continued to a date uncertain.
WHEREAS, in continuing the public hearing for the Project, the Planning Commission of the City of Pacifica had directed the Project applicant and the City staff to provide additional information on erosion control, drainage, additional renderings and details to the plans, preliminary title report, easement documents, and updated geotechnical reports.
WHEREAS, the Project applicant provided the additional information and studies about the Project to City staff in accordance with the direction of the Planning Commission of the City of Pacifica.
WHEREAS, the Planning Commission of the City of Pacifica did hold a duly noticed public hearing on December 1, 2025, at which time it considered all oral and documentary evidence presented, and incorporated all testimony and documents into the record by reference.
NOW, THEREFORE BE IT RESOLVED by the Planning Commission of the City of Pacifica as follows:
A. The above recitals are true and correct and material to this Resolution.
B. In making its findings, the Planning Commission relied upon and hereby incorporates by reference all correspondence, staff reports, and other related materials.
BE IT FURTHER RESOLVED that the Project qualifies for a categorical exemption from the California Environmental Quality Act (CEQA). The Project qualifies as a Class 3 (New Construction or Conversion of Small Structures) categorical exemption, CEQA Guidelines Section 15303.
Section 15303 (New Construction Conversion of Small Structures) of the CEQA Guidelines states in part:
Class 3 consists of construction of limited number of new, small facilities or structures:
* * * * *
(a) One single-family residence, or a second dwelling unit in a residential zone. In urbanized areas, up to three single-family residences may be constructed or converted under this exemption. * * * * *
The Project fits into the scope of the Class 3 exemption in that it involves the construction of a single-family residence in a zoning district (R-1-H) where the Pacifica Municipal Code authorizes singlefamily residential uses. Therefore, there is substantial evidence in the record to support a finding that the Project is categorically exempt from CEQA pursuant to Section 15303 of the CEQA Guidelines.
Additionally, none of the exceptions to application of an exemption contained in Section 15300.2 of the CEQA Guidelines apply to the Project, as described below:
• Sec. 15300.2(a): There is no evidence in the record that the Project will impact an environmental resource of hazardous or critical concern in an area designated, precisely mapped, and officially adopted pursuant to law by federal, State, or local agencies. The Project site is located within a substantially developed residential neighborhood and is not located in a sensitive environmental area.
Therefore, it would not have a significant impact on the environment. • Sec. 15300.2(b): There is no evidence in the record that successive projects of the same type in the area would have a significant environmental impact. The Project proposes residential development, in accordance with the General Plan, within a substantially developed residential neighborhood and staff is aware of no evidence of impending development of other similar projects in the area that would have a significant impact on the environment either alone or cumulatively with other projects in the vicinity.
• Sec. 15300.2(c): There is no evidence in the record of any possibility that the Project would have a significant effect on the environment due to unusual circumstances. The Project site is zoned for residential use and the hillside development pattern is consistent with the surrounding development. There is no evidence to indicate the site has any value as critical habitat. To further document that this exception to the categorical exemption does not apply, the applicant provided an updated Geotechnical Report (Attachment E) dated July 10, 2024, confirming that there are no unusual circumstances related to geotechnical issues that would warrant application of this exception. As such, there are no identifiable unusual circumstances that would have a significant effect on the environment. • Sec. 15300.2(d) through (f): The Project is not proposed near a designated scenic highway, does not involve a current or former hazardous waste site, and does not affect any historical buildings. The Project is not proposed near a scenic highway, does not involve a current or former hazardous waste site, and, does not affect any historical resources. Therefore, the provisions of subsections (d) through (f) are not applicable to this Project.
Because the Project is consistent with the requirements of a Class 3 exemption and none of the exceptions to applying an exemption in Section 15300.2 apply; therefore, there is substantial evidence in the record to support a finding that the Project is categorically exempt from CEQA.
BE IT FURTHER RESOLVED that the Planning Commission of the City of Pacifica hereby does not make the following findings pertaining to Site Development Permit PSD-838-18:
1. 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 proposed project would not substantially increase traffic since only one new residential unit is proposed, in an area of established residences. The proposed development will provide adequate emergency vehicle access through provision of an on-site emergency vehicle turnaround. The proposed 18’-0” access driveway from Bay View Road does not meet the 20’-0” standard width required for emergency vehicle access pursuant to the California Fire Code (CFC). However, the design has been reviewed and deemed acceptable by the North County Fire Authority (NCFA) given the project site’s limitations, including limited space from Bay View Road for access to the site and lack of any other feasible access route. The 18’-0” width of the access driveway is the widest access point that can be obtained in light of an existing landscaping easement on the applicant’s property. The proposed development will not affect or impede alternative transportation modes. On balance, the location, size, and intensity of the proposed project will not create a hazardous or inconvenient vehicular or pedestrian traffic pattern.
2. 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 project includes three covered parking spaces in a garage attached to the primary residence. The parking spaces are accessible via the driveway from Bay View Road to the proposed residence. The proposed driveway is designed with approximately 12 feet of separation from the neighboring driveway to the north. The circulation and access aspects of the project, including ingress/egress between Bay View Road and the project site via the proposed driveway have undergone review and approval by the City's Engineering Division staff to ensure safe operations. Additionally, Bay View Road will be maintained and repaired as per the Engineering conditions of approval.
The three-car garage parking spaces meet the PMC requirement of two parking spaces for a single-family residence and one guest parking space, fulfilling the off-street parking requirements for the proposed development. The single-family residence proposed is not expected to significantly increase traffic on Bay View Road, which serves as the access route to the development. Moreover, 11 other single-family residences use Bay View Road for access with similar driveway configurations.
Therefore, the project will not create any hazardous or inconvenient conditions for adjacent or surrounding uses with respect to the accessibility of off-street parking and the relationship of off-street parking area to traffic.
3. 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; The proposed service and storage areas will be entirely contained within the residence and will not be visible from the street or adjacent properties. The proposed landscaping, combined with the remaining undeveloped vegetated area, covers more than 50 percent of the site, exceeding the 20 percent requirement for landscaping per PMC. This extensive landscaping plan incorporates a variety of plantings such as shrubs, ground covers, grasses, and trees. Specifically, plantings along the driveway and near retaining walls are strategically placed to break up and soften the visual impact of these hardscape elements. The selection of small and large broadleaf trees aims to screen the proposed development from neighboring residential properties. A detailed landscape plan, including information on the full spread and height of the plantings, will be finalized during the building permit stage to ensure effective screening.
As such, as conditioned, the project’s landscaping will provide adequate screening and relief from hardscaping and paved surfaces.
4. 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 project entails the development of an approximately 3,180-square foot (sf) single-family residence, along with an approximately 668-sf attached three-car garage and associated improvements on an approximately 26,055-sf currently undeveloped site.
The placement of the buildings on this relatively spacious site allows for setbacks from all property lines that exceed the minimum requirements for the single-family residence. The proposed development is located on significantly higher ground than the nearest residences along Rockaway Beach Avenue to the south. However, the proposed residence will set back a minimum of 15’-6” at its southeastern corner with its taller, two-story portions setback further behind. The setbacks from common property line of the proposed buildings will ensure that there are no light and air impacts to surrounding properties including those that are not developed at present. The proposed single-family residence is a use consistent with the use in the vicinity and the buildings constructed would be scaled down with architectural features and detailing. This approach ensures that the project does not impede or discourage appropriate development and use of land and buildings in the area, nor diminish their value.
As such, the project is planned in a way that does not unreasonably restrict or obstruct light and air on the property or neighboring properties, nor does it hinder or discourage appropriate development and use of land and buildings in the neighborhood or diminish their value.
5. 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 proposed development is a residential project and no improvements to any commercial or industrial structures are proposed. Therefore, this finding is inapplicable to the subject project.
6. That the 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 this Code; The project site is currently undeveloped and covered with vegetation, including thick brush, bushes, and scattered trees. As earlier indicated, four of the trees are either within the project site or within 50 feet of the construction limits. Two of these trees, both Monterey Pine, are protected trees, as per Pacifica Municipal Code (PMC) Section 4-12.02(n). One of these protected trees is proposed for removal to facilitate the proposed development on the project site in addition to a dead, 10-inch DBH Monterey Pine tree and another 8-inch DBH tree of the same species. As mentioned earlier, removal of the two healthy trees will require four new tree plantings of the same species at a replacement ratio of 2:1, as per PMC Section 4-12.04(e).
The project arborist report, titled “Tree Assessment & Protection”, dated March 18, 2023, prepared by Byron Ellis (Attachment F of the staff report), recommends a Tree Protection Plan for all trees, including trees on neighboring properties that are six or more DBH in size and located within the proposed project site and fifty (50') feet of within project's limits of disturbance, in accordance with PMC. The recommendations in this report have been reviewed and approved by the City Arborist. The project arborist report will be updated with the description of the plan for watering trees during the construction activities in accordance with PMC Section 4-12.11(c)(3) prior to issuance of the building permit as set forth in the conditions of approval of this project.
The other potentially significant natural feature is the natural grade present on the site. The steeply sloping topography of the project site presents significant challenges to minimizing excavation. The project proposes extensive retaining walls on the north and the southern side of the project site with a retaining wall east of the accessory dwelling unit, as part of development on the project site. However, the overall site and building design follows the slope of the site to the maximum extent feasible. The project’s site plan, largely driven by the site access requirements for fire safety, locates the project’s driveway on the relatively less steep northern portion of the project site with the building footprint configured to accommodate the shape of the hammerhead required for fire truck access. The proposed buildings are located along the contours with access to the residence on the upper level on higher ground with the lower level below setback into the hillside. These features of the site and building design serve to reduce excavation and, thus minimize adverse impacts to the natural topography.
The submitted geotechnical engineering investigations conclude that the project is feasible from a geotechnical standpoint, provided that the recommendations contained in the accompanying reports are incorporated into the final plans and implemented during construction.
As such, as conditioned, the project will not excessively damage or destroy the natural features of the site.
7. That there is insufficient variety in the design of the structure and grounds to avoid monotony in the external appearance;
As earlier indicated, the Spanish revival style of the residence blends several architectural elements such as varied roof profiles, balconies, and curves and arches for window and door openings. These elements along with the complementary colors and materials associated with the Spanish Revival style, such as red terracotta tiles for the roofs, brown wood-framed windows and roof shelves, and white stucco for the exterior walls ensure a visually interesting and harmonious design that avoids monotony.
The facades of the residence display complementary variety, exhibiting similarity in colors and materials while varying the size, shape, and treatment of windows. Large curved and arched windows and door elements on the northern and southern facades, coupled with square windows on the sides, introduce variety to the design.
Overall, the combination of diverse architectural treatments and articulations, along with the variety of plant materials used in landscaping, ensures that the external appearance of the proposed buildings exhibits sufficient variety and avoids any sense of monotony.
8. That the proposed development is inconsistent with the City's adopted Design Guidelines; or The proposed project has achieved consistency with the City’s adopted Design Guidelines as follows:
• Site Planning
Screening: Exterior trash and storage areas, service yards, landing docks and ramps, electrical utility boxes, etc., should be screened from view of all nearby streets and adjacent structures in a manner that is compatible with building and site design. Such facilities should be conveniently located, but must not interfere with the circulation and parking on the site.
As earlier mentioned, all service and storage areas would be located within the building interior with no visual impact or interference with parking and circulation on the project site. • Building Design
Scale: An important aspect of design and compatibility is scale. 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 dwelling which are much larger than neighboring structures are therefore discouraged.
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.
Materials: Compatibility of materials is an essential ingredient in design quality. Consistency and congruity of materials and design elements on individual structures is also important.
Privacy. Consideration should be given to the impact of development on the privacy of surrounding properties. Use judicious window placement and appropriate landscaping to help minimize the potential for loss of privacy.
Consistency: There should be architectural consistency among all building elevations.
As mentioned earlier, the proposed residence is articulated in the Spanish Revival architectural style to include curves and arches above window and door openings on both the southern and northern facades.
The southern façade also includes lower and upper-level balconies with wood railings that extend to the western façade. The overall mass of the building is tempered with varied wall planes between the upper and lower levels that are visible from the south and offsets visible from the west and the north. The wall planes on the east are broken by the distance between the primary residence and the ADU that is located to the north of the residence.
The above-mentioned features and the varied roof profiles of both buildings serve to scale down the development consistent with the surrounding residences of smaller footprints and mass. This effect is more notable on the south side that faces the residential development downslope. The proposed materials, including terracotta tiles for the roofs, wood railings and frames for the balconies, and stucco for exterior walls, align with the Spanish Revival style of the buildings and bring seamless consistency among all facades of the buildings.
The proposed site plan allows for relatively deep setbacks from all property lines and trees would be strategically planted in accordance with the final landscape plan to screen the proposed development that would minimize privacy impacts to surrounding residences. Additionally, the proposed design accounts for the neighbors’ expressed concern regarding privacy in not pursuing the alternative that placed the building closer to the project site’s southern boundary and lower on the hillside. • Hillside Development
Excavation. Large amounts of cut and/or fill are unattractive on hillsides, and can have a detrimental impact on the immediate and surrounding environment. (a) Structures should relate to and follow site topography to work with the slope, not against it. (b) Whenever feasible, buildings and roads should be sited to align with existing contours of the land.
(c) Retaining walls should be avoided or, if necessary, their height should be reduced to the minimum feasible.
(d) Avoid one-level solutions which would result in excessive lot coverage and more disruption of the site. Multi-level structures which step down the slope can help to minimize cut and fill.
As previously discussed, the steeply sloping topography of the project site presents significant challenges for minimizing excavation that has required extensive retaining walls on the northern and the southern side of the project site as well as a retaining wall east of the accessary dwelling unit. However, the overall site and building design follows the northeast to southeast downward slope of the site with a step-down design to the south integrating the buildings with the surrounding terrain. The access driveway and emergency vehicle turnaround have also been designed to relate to and follow site topography to work with the slope, not against it, by placing them at the flatter portions of the upper site. Additionally, the placement of the proposed buildings is such that the longer facades are aligned with the direction of the existing contours. Therefore, on balance, the project design is consistent with this design guideline.
9. That the proposed development is inconsistent with the General Plan, Local Coastal Plan, or other applicable laws of the City.
As indicated above, the land use designation for the project site is Low Density Residential (LDR) per the 2040 General Plan. The LDR land use designation allows for the development of three to nine dwelling units per gross acre. The resulting density of the proposed project is 3.3 units per acre, based on the proposal for two dwelling units (comprised of a primary dwelling unit and accessory dwelling unit) on a
0.598-acre site. Therefore, the density of the proposed development is consistent with that of the LDR designation. Additionally, the proposed single-family residential use is consistent with the primary intended use in LDR designation of the General Plan.
The project is also consistent with the development standards of the applicable R-1-H (Single-Family Residential Hillside) zoning district. Specifically, the height, setbacks, lot coverage, off-street parking, and other applicable development standards of the R-1-H zoning district as further detailed in the staff report.
Further, the project is consistent with applicable General Plan policies that include, but are not limited to, the following:
Community Design Element:
Policy CD-I-11. Minimize Visual Impacts of Hillside Development. Require new development to employ innovative site planning, engineering and design techniques that:
• Seek first to avoid impacts to scenic resources through site planning and design; • Minimize grading and conform with natural landforms to the greatest extent possible; • Design structures so that they follow contours and limit their downslope exposure; and • Use landscaping to screen and integrate buildings with the natural environment.
Policy CD-I-14. Design Review. Continue to use Design Guidelines to evaluate proposed projects in Planned Development, Hillside Development, and Special districts.
Land Use Element
Policy LU-I-5. Density Ranges. Ensure that development is permitted within the allowable density range for the applicable land use designations.
Circulation Element
Policy CI-I-22. Improvements for Existing Facilities. Maintain and upgrade local streets, sidewalks, utilities, and other City infrastructure in a manner that prevents deterioration and corrects existing deficiencies.
BE IT FURTHER RESOLVED that the Planning Commission of the City of Pacifica hereby does not make the following findings pertaining to Tree Removal Permit TP-4-24:
(a) The condition of the tree, presence of disease, pest infestation, damage, public nuisance, risk, proximity to existing or proposed structures, and/or interference with utility services.
The removal of the protected tree, as identified above, is in close proximity to retaining wall necessary to allow for the construction of the hammerhead portion of the project driveway necessary for the required fire truck access to the site. Given the proximity of the subject tree to proposed construction including structures, the removal of this tree is necessary and justified as it will not survive the impact to its root zone because of the grading and construction associated with the proposed site improvements as described above.
(b) Whether the requested action is necessary for the economically viable use of the property.
The subject tree removal is necessary to facilitate the construction of the hammerhead portion of the project’s driveway that is essential for fire truck access to the development. The project’s driveway is located in the only feasible location on the project site, given the limitations of slope and site access from public street. In the absence of such access, the project site cannot be developed, thus depriving the owner of economically viable use of the property.
(c) The topography of the land and effect of the requested action on it.
The project includes geotechnical evaluation as incorporated in Attachment H to the staff report that evaluated slope stability Inc. The geotechnical evaluation concluded that the project could be constructed safely, subject to the recommendations in the report, including those pertaining to removal of trees.
(d) 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.
As noted above, removal of the subject protected tree would facilitate the fire truck necessary for the development of the site, thereby promoting health, safety, and general welfare of the area and by extension City as a whole. The planting of required replacement trees would be located in accordance with the final landscape plan that would be reviewed and approved by City staff ensuring that such plantings contribute to the scenic beauty associated with trees on the project site. Removal of one protected tree in relation to the large size of the project site would not result in adverse impacts to shade, noise buffers, protection from wind damage, air pollution, or historic value on the project site or immediate surroundings.
(e) The number of healthy trees the parcel is able to support.
The project site is 26,055 square feet in size that is adequate to ensure that the two replacement trees required for mitigation of the removal of the subject protected tree can be installed and maintained on the project site healthfully.
Based on the foregoing analysis, there is sufficient evidence to support a finding that the criteria for approval of a tree removal permit to remove one protected tree have been met by the proposed project.
NOW, THEREFORE, BE IT FURTHER RESOLVED that the Planning Commission of the City of Pacifica hereby finds the Project is exempt from the California Environmental Quality Act pursuant to CEQA Guidelines section 15303 and approves Site Development Permit PSD-838-18, and Tree Removal Permit TP-4-24 subject to conditions of approval included as Exhibit A to this resolution. * * * * *
Passed and adopted at a regular meeting of the Planning Commission of the City of Pacifica, California, held on the 1st day of December, 2025.
AYES, Commissioner:
NOES, Commissioner:
ABSENT,
Commissioner:
ABSTAIN,
Commissioner:
Samantha Hauser, Chair
ATTEST: APPROVED AS TO FORM:
Samantha Updegrave, Community Development Director Michelle Kenyon, City Attorney
EXHIBIT A
CONDITIONS OF APPROVAL
SITE DEVELOPMENT PERMIT PSD-838-18 AND TREE PERMIT TP-4-24 FOR CONSTRUCTION OF AN APPROXIMATELY 3,180-SQUARE FOOT (SF) SINGLE-FAMILY RESIDENCE WITH AN APPROXIMATELY 668-SF ATTACHED THREE-CAR GARAGE AND ASSOCIATED IMPROVEMENTS ON AN APPROXIMATELY 26,055-SF, CURRENTLY UNDEVELOPED SITE LOCATED APPROXIMATELY 330 FEET EAST-NORTHEAST OF THE INTERSECTION OF ROCKAWAY BEACH AVENUE AND BAY VIEW ROAD (APN 022-062-550) PLANNING COMMISSION MEETING ON DECEMBER 1, 2025
Planning Division of the Planning Department
1. Development shall be substantially in accordance with the plans set entitled “Benda-Spenker Residence”, prepared December 3, 2018, last revised October 21, 2024, except as modified by the following conditions.
2. That the approval of Site Development Permit PSD-838-18 is valid for a period of two years from the date of final determination. If the use or uses approved is/are not established within such period of time, the approval 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 sole discretion, if 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.
3. The approval letter issued by the City and all conditions of approval attached thereto shall be included as plan sheets within all plan sets submitted to the City as part of any building permit application.
4. Applicant shall clearly indicate compliance with all conditions of approval on the plans and/or provide written explanations to the Planning Director’s satisfaction prior to issuance of a building permit.
5. Prior to issuance of a building permit, Applicant shall submit plans that include an update to the project data table on the Cover Page, accurately depicting the applicable R-1-H (Single-Family Residential Hillside) development standards and correcting the error in the proposed lot coverage (lot area covered by the proposed structures) mentioned.
6. Prior to the issuance of a building permit, Applicant shall submit a detailed on-site exterior lighting plan for review and approval by the Planning Director. Said plan shall indicate fixture design, illumination, location, height, and method of shielding so as not to adversely affect adjacent properties. Lighting shall be directed away from adjacent residences. Buffering techniques to reduce light and glare impacts to residences shall be required. Building lighting shall be architecturally integrated with the building style, materials and colors and shall be designed to minimize glare. Show fixture locations, where applicable, on all building elevations.
7. 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 at maturity, and location of plant materials, including the location of the four replacement Monterey Pine trees (or other acceptable species as approved by the City Arborist) in lieu of the two Monterey Pine trees removed (2:1 replacement ratio) for Project construction, as well as the irrigation system. The four Construction of a New Single-Family Dwelling
File No. 2018-058: Bayview Road-Calera Terrace (APN 022-062-550) December 1, 2025
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replacement trees shall be planted south of the proposed residence and serve to screen the development from downhill residential properties along Rockaway Beach Avenue. Landscaping materials included on the plan shall be coastal compatible, drought tolerant and shall be predominantly native. 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.
8. Prior to the issuance of a building permit, Applicant shall submit a completed Model Water Efficient Landscape Ordinance (MWELO) checklist demonstrating compliance with the MWELO water efficiency standards for review and approval by the Planning Director.
9. Prior to the issuance of a building permit, Applicant shall submit an updated Project arborist report for review and approval by the City Arborist that, in addition to the tree protection plan included in the Project arborist report titled “Tree Assessment & Protection”, dated March 18, 2023, prepared by Byron Ellis, includes the following:
a. A description of the plan for watering trees during the construction activities, b. Plan for tree replacement at 2:1 ratio for the proposed tree removal, as described in Condition of Approval No. 7, and
c. Correct the error in the identification as a protected tree of Tree # 12, labeled as Red Ironbark Eucalyptus tree in the Project arborist report titled “Tree Assessment & Protection”, dated March 18, 2023, prepared by Byron Ellis.
10. 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.
11. Prior to the issuance of a building permit, Applicant shall submit a roof plan with spot elevations showing the location of all roof equipment including vents, stacks and skylights. All roofequipment shall be screened to the Planning Director’s satisfaction.
12. All permanent mechanical equipment, such as motors, compressors, pumps, and compactors, which is determined by the Building Official to be a source of structural vibration or structure- borne noise, shall be shock mounted in inertia blocks or bases and/or vibration isolators in a manner approved by the Building Official.
13. 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.
14. All outstanding and applicable fees associated with the processing of this Project shall be paidprior to the issuance of a building permit.
15. 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, Construction of a New Single-Family Dwelling
File No. 2018-058: Bayview Road-Calera Terrace (APN 022-062-550) December 1, 2025
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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.
Building Division of the Planning Department
16. The Project requires review and approval of a building permit by the Building Official. Applicant shall apply for and receive approval of a building permit prior to commencing any construction activity.
17. The Project shall comply with all recommendations from the geotechnical engineering investigations:
a. The applicant shall retain a California-licensed Geotechnical Engineer to provide all required geotechnical review, observation, and testing during grading, excavation, and foundation construction. A letter from the Geotechnical Engineer confirming review and approval of the project plans shall be submitted prior to issuance of any grading or building permit.
b. The contractor shall provide the Geotechnical Engineer and the City a minimum of 72 hours’ notice prior to any earthwork, subdrain installation, retaining walls, or drilled pier operations.
c. Prior to occupancy of the building, the applicant shall submit certification by the Geotechnical Engineer of record confirming that all work has been completed in substantial conformance with the soils investigation/geotechnical report.
Engineering Division of the Public Works Department
18. Construction shall be in conformance with the City of Pacifica Storm Water Management and Discharge Control Ordinance and the San Mateo Countywide Storm Water Pollution Prevention Program. Best Management Practices shall be implemented, and the construction BMPs plans sheet from the Countywide program shall be included in the Project plans.
19. The following requirements must be clearly noted on the construction plans for the Project:
a. Bay View Road shall be maintained clear of construction materials, equipment, storage, debris, and soil. Dust control and daily road cleanup will be strictly enforced. A properly signed no-parking zone may be established during normal working hours only. b. All recorded survey points, monuments, railroad spikes, pins, cross cuts on top of sidewalks and tags on top of culvert headwalls or end walls whether within private property or public right-of-way shall be protected and preserved. If survey point/s are altered, removed or destroyed, the applicant shall be responsible for obtaining the services of a licensed surveyor or qualified Civil Engineer to restore or replace the survey points and record the required map prior to occupancy of the first unit.
Construction of a New Single-Family Dwelling
File No. 2018-058: Bayview Road-Calera Terrace (APN 022-062-550) December 1, 2025
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c. Existing public improvements within the property frontage that are damaged or displaced shall be repaired or replaced as determined by the City Engineer even if damage or displacement occurred prior to any work performed for this project. Any damage to improvements within city right-of-way or to any private property, whether adjacent to subject property or not, that is determined by the City Engineer to have resulted from construction activities related to this project, shall be repaired or replaced as directed by the City Engineer.
20. Excess site drainage must be conducted under the sidewalk to the street. Storm drainage should be designed for a 100-year event (a rate of rainfall anticipated to occur only once in 100 years, on average). The storm drainage system must be in compliance with Section C.3 of the Municipal Regional Permit for San Mateo County, and to the satisfaction of the City Engineer.
21. Existing curb, sidewalk or other street improvements adjacent to the property frontage that is damaged or displaced shall be repaired or replaced as deemed by the City Engineer even if damage or displacement occurred prior to any work performed for this Project.
22. New driveway approach ramp and new concrete sidewalk, curb and gutter shall be per City Standards. Where the sidewalk crosses the driveway approach it must be ADA-compliant, providing no more than 2% cross-slope for no less than 48" width.
23. Applicant shall grind the existing asphalt street pavement with a minimum of 2 inches to street centerline or to the extent of the longest utility trench if beyond the centerline along Bay View Road, and an overlay of Caltrans specification ½" Type 'A' hot mix asphalt concrete shall be placed.
If, in the opinion of the City Engineer, damage to the pavement during construction is more extensive, a larger area may have to be ground & overlaid. All pavement markings and markers shall be replaced in kind.
24. All utilities shall be installed underground from the nearest joint pole or box.
25. New waterline for fire sprinkler system shall be per City Standards 300 and 301.
26. Prior to issuance of a building permit, Applicant shall submit to Engineering Division the construction plans and necessary reports and engineering calculations for all on-site improvements to the satisfaction of the City Engineer. Such plans and reports shall include but are not limited to:
a. An accurate survey plan, showing:
i. survey marks and identifying the reference marks or monuments used to establish the property lines;
ii. property lines labeled with bearings and distances; iii. edge of public right-of-way
iv. any easements
b. A site plan, showing:
i. the whole width of right-of-way of adjacent streets, including existing and proposed improvements such as, but not limited to, pavement overlay, undersidewalk drainage, driveway approaches, sidewalk, curb & gutter, ADAcompliant curb ramps, existing underground utilities and trenches for proposed connections, boxes for underground utility connections and meters, existing power poles and any ground-mounted equipment, any existing or proposed street markings and signage; existing and requested traffic control devices, existing and proposed street lights; existing and proposed street monuments Construction of a New Single-Family Dwelling
File No. 2018-058: Bayview Road-Calera Terrace (APN 022-062-550) December 1, 2025
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ii. the slopes of existing adjacent and any proposed streets; iii. plan, profile and cross sections of the proposed driveways; proposed driveway shall not exceed the maximum grade of 18%;
iv. measurements to adjacent driveways within 25' of the project limits; v. any existing fences, and any structures on adjacent properties within 10' of the property lines;
vi. any existing trees that might be affected by the project; vii. any creeks or seasonal drainage swales or ditches on the property or near enough to be affected by the project
c. Details for construction within the public right-of-way or public easements such as, but not limited to:
i. structural sections for pavements, sidewalks, driveways; ii. water, storm drainage and sanitary sewer pipes and structures; iii. gas, electric and communications facilities;
iv. retaining walls, fences, planters, steps or stairways, or any other fixed structures; v. All plans and reports must be signed and stamped by a California licensed professional.
27. Prior to the site being physically disturbed in any way that could affect storm water runoff, Applicant shall obtain approval of an erosion control plan by the Building Official.
28. Applicant shall obtain a City of Pacifica Encroachment Permit for all work undertaken in the public right-of-way. All work shall be done in accordance with City Standards, Caltrans Standard Specifications, Pacifica Municipal Code, Administrative Policies and to the satisfaction of the City Engineer or his designee and shall be completed prior issuance of the Certificate of Occupancy.
Permit fees shall be determined per the current adopted fee schedule at the time of permit issuance.
29. Applicant shall provide an Operations and Maintenance Plan and Maintenance Agreement for the Stormwater Treatment Measures, which shall specify that measures shall be inspected at an interval to be determined by the City Engineer. The draft agreement shall be recorded against the property prior to the issuance of a grading or building permit. The agreement shall include provisions that allow the City to perform maintenance if not performed by the owner, with such costs to be lien on the property if not promptly reimbursed by owner.
30. Prior to issuance of a building permit, Applicant shall provide documentation that the geotechnical engineer has confirmed that the bio-swales will not create stability issues with the grade slopes, to the satisfaction of the Building Official and City Engineer.
31. Prior to issuance of a building permit, Applicant shall revise to conform Drainage Area Codes (A, B, C, D) to Worksheet D of C.3 checklist (1,2,3), to the satisfaction of the City Engineer.
Coordinate area of Drainage Area B with area in Worksheet D.
32. Prior to issuance of a building permit, Applicant shall revise the drainage plan to identify Self Treating Areas on the plan and on the table.
33. Prior to issuance of a building permit, Applicant shall provide a detail for the catch basin with sump pump downslope of the house for review and approval by the City Engineer.
34. Prior to issuance of a building permit, Applicant shall show how stormwater flows into each of the Bio Swales from pipes and driveway surface, as applicable, to the satisfaction of the City Engineer.
Construction of a New Single-Family Dwelling
File No. 2018-058: Bayview Road-Calera Terrace (APN 022-062-550) December 1, 2025
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35. Applicant shall submit a traffic control plan (TCP) for review and approval by the City Engineer prior to the start of construction. The TCP shall include the following and any other information as deemed necessary by the City Engineer upon review of the TCP:
a. Identification of the path of travel for delivery trucks to and from the project site. This travel-path shall be shown starting from and returning to the City’s designated truck route or the City limits and starting from and returning to the offload location at the project site. b. Identification of a “turn-around” area for delivery trucks on site. All open-bed trucks shall be tarped.
c. Identification of all on- and off-site worker parking locations, including any carpool pickup and drop-off locations. d. Identification of an access lane of not less than 11 feet in width between parked vehicles and equipment at all times for emergency vehicle access. e. Staging and storing of equipment and materials in the public right-of-way shall be prohibited unless authorized with an encroachment permit. f. Lane closures shall only be permitted with prior approval from the Department of Public Works and requested from the Department not less than 72 hours in advance of schedule and coordinated with Pacifica Police and Fire Department and Recology. The contractor shall provide the affected properties with written notice not less than 10 days in advance of any road closure. Through traffic shall be maintained at all times along Olympian Way. g. The TCP shall include a note indicative of these requirements.
North County Fire Authority
36. Prior to issuance of a building permit, Applicant shall complete fee payment of AMMR application to NCFA.
37. Fire sprinkler system is required. Applicant shall submit plans to NCFA under separate fire permit.
38. Prior to issuance of a building permit, Applicant shall provide fire flow information per CFC, Appendix B, to the satisfaction of the Fire Marshal.
39. Prior to issuance of a certificate of occupancy, Applicant shall install illuminated address identification, to the satisfaction of the Fire Marshal.
40. Prior to issuance of a certificate of occupancy, Applicant shall install utility identification, to the satisfaction of the Fire Marshal.
Planning Commission Conditions of Approval Added at the December 1, 2025 Hearing
41. Prior to the issuance of building or grading permits, hydraulic calculations along with a letter from the engineer of record indicating that the proposed storm drain system does not increase runoff above the pre-development condition shall be submitted for review and approval by the City Engineer. The on-site drainage system shall be designed to detain on-site all flows in excess of the existing flows during a 100-year frequency storm. The detention systems shall be designed to detain water only during peak flows.
42. Prior to issuance of any building permits, the applicant shall submit a pre-construction video survey documenting all existing site conditions and all public improvements limits of Bayview Road and Rockaway Beach Avenue, including but not limited to pavement, curbs, gutters, sidewalks, Construction of a New Single-Family Dwelling
File No. 2018-058: Bayview Road-Calera Terrace (APN 022-062-550) December 1, 2025
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driveways, drainage structures, utility boxes, adjacent landscaping, and any other visible surface features. The video survey shall be submitted electronically to the City Engineer for review and acceptance prior to permit issuance. Any damage to Bayview Road and Rockaway Beach Avenue caused by the project shall be repaired by applicant at the applicant’s expense.
43. Applicant, Planning staff, Engineering staff, and NCFA staff shall make a good faith effort to redesign the project driveway to be more aesthetically pleasing.
44. The Applicant shall prepare a dust control plan conforming to the City Standards and complying with the requirements of the Bay Area Air Quality Management District (BAAQMD) Best Management Practices for dust control prior to the issuance of any building or grading permit. The Applicant shall post a publicly visible sign with the telephone number and person to contact regarding dust complaints. The person shall respond and take corrective action within 48 hours.
45. Prior to the issuance of a grading or building permit involving grading, retaining walls, or slope disturbance, the applicant shall enter into an improvement agreement with the City to require the completion of the retaining walls and other related improvements (“Retaining Wall Improvements”) and shall provide security in an amount necessary to complete the Retaining Wall Improvements, as determined by the City Engineer. The agreement shall be recorded against the property prior to the issuance of a grading or building permit and shall be in a form approved by the City Attorney.
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