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ORDINANCE NO.
AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF PACIFICA APPROVING DEVELOPMENT PLAN DP-87-22 AND REZONING RZ-211-22 TO ESTABLISH A PLANNED DEVELOPMENT (P-D) ZONING DISTRICT WITH DEVELOPMENT PLAN AT 650 CAPE BRETON DRIVE (APN 018-170-060, 022-320-200).
WHEREAS, an application has been submitted to allow for continued single family residential use through a rezone from R-1(Single-Family Residential)/Hillside Preservation District (HPD) and C-R (Commercial Recreation)/HPD to P-D/HPD and reclassification of the existing HPD overlay to permit land disturbance consistent with Pacifica Municipal Code (PMC) Section 9-4.2256 at 650 Cape Breton Drive (APN 018-170-060, 022-320-200) in Pacifica (File No. 2022-037)(“Project”); and WHEREAS, development in the HPD requires a rezone to P-D (Planned Development) Zoning District from R-1/HPD and C-R/HPD Zoning District per Pacifica Municipal Code (PMC) Section 9-4.2256, and a reclassification of the existing HPD overlay through the Development Plan per PMC Section 9-4.2256, which requires the Commission’s recommendation of Council’s adoption of a Development Plan; and WHEREAS, the Planning Commission of the City of Pacifica did hold a duly noticed public hearing on August 4, 2025, and continued to a date uncertain; and WHEREAS, the Planning Commission of the City of Pacifica did hold a duly noticed public hearing on November 17, 2025, at which time it considered all oral and documentary evidence presented and incorporated all testimony and documents into the record by reference; and WHEREAS, at that same meeting, the Planning Commission determined that certain findings could not be made to support the Project and adopted Resolution No. 2025-016 recommending denial of enactment of the Rezoning (RZ-211-22), and recommending disapproval of the Development Plan (DP-87- 22) with a 5-0 vote, which negated the need to make findings for disapproval of the Specific Plan (SP-180- 22) and negated the needed to make a CEQA determination; and WHEREAS, the City Council of the City of Pacifica held a duly noticed public hearing on February 23, 2026, at which time it considered all oral and documentary evidence presented, and incorporates all testimony and documents into the record by reference; and WHEREAS, at that same meeting the City Council of the City of Pacifica introduced Ordinance No. ###.
NOW, THEREFORE, the City Council of the City of Pacifica does ordain as follows:
Section 1. Recitals. The City Council of the City of Pacifica does hereby find that the above referenced recitals are true and correct and material to the adoption of this Ordinance.
Section 2. Compliance with CEQA. The City Council hereby finds in the exercise of its independent judgement that the Project qualifies for a Class 1 (“Existing Facilities”) and Class 4 (“Minor Alteration of Land”) Categorical Exemption under CEQA Guidelines Section 15301 and 15304, respectively, and that none of the exceptions to application of an exemption contained in Section 15300.2 of the CEQA Guidelines 4907-1257-9983 v1
Section 15061(b)(3), where it is clear that there’s no possibility of a significant effect on the environment.
The analysis of the application of the CEQA exemptions is set forth more fully in Resolution No. XX-2026.
Section 3. Initiate Rezoning. Pursuant to Pacifica Municipal Code section 9-4.3502(b), the City Council of the City of Pacifica does hereby initiate rezoning to the P-D zoning district for 650 Cape Breton Drive (APN 018-170-060, 022-320-200), as provided in Exhibit A (Proposed Zoning Map), attached hereto and incorporated herein by reference.
Section 4. Findings. The City Council hereby makes and adopts its own findings in support of approval for Rezoning RZ-211-22 to change the zoning classification of the site from R-1/HPD and C-R/HPD to PD/HPD (Planned Development with Hillside Preservation District Overlay) from the existing zoning classifications, and approval of Development Plan DP-87-22, based on the following findings required by PMC Section 9-4.2206:
(1) The proposed P-D District can be substantially completed within the time schedule submitted by the applicant.
The applicant’s proposed project does not involve new construction or demolition of existing structures, and therefore, the scope of work is limited in nature and easily achievable within a short timeframe. To comply with Pacifica Municipal Code (PMC) Section 9-4.2259(a), the applicant proposes to install an 8-foot-tall, 20-by-20-foot prefabricated carport in front of the existing singlefamily residence, outside of all required setbacks and on a developed foundation, as shown in the project plans (plans entitled “650 CAPE BRETON DR POST-CONSTRUCTION SITE PLAN PACIFICA, CALIFORNIA” prepared February 19, 2025).
Because the proposed carport exceeds 120 square feet, a building permit will be required prior to installation. The applicant has indicated that the carport would be installed within 90 days of project approval. Given the minor scope of work, the limited permitting requirements, and the applicant’s proposed schedule, the City Council finds that the project can be substantially completed in a timely manner consistent with the requirements of PMC Section 9-4.2259(a). (2) Each unit of the development, as well as the total development, can exist as an independent development capable of creating an environment of sustained desirability and stability or adequate assurance that such objective will be attained.
The project does not include any demolition of existing structures and no new construction other than the pre-fabricated carport. The site is already developed with a single-family residence and associated improvements, and the current configuration has demonstrated the ability to function independently and compatibly within the surrounding neighborhood.
The project’s intent is to bring the existing development into conformance with zoning requirements through the Planned Development process. The continued use of the site for singlefamily residential purposes is consistent with the character of the area and provides an environment of sustained desirability and stability. No physical or operational changes are proposed that would adversely affect this objective. Therefore, the City Council finds that the existing development can continue to function independently and maintain long-term compatibility with its surroundings. 4907-1257-9983 v1
(3) The land uses proposed will not be detrimental to the present or potential surrounding uses but will have a beneficial effect which would not be achieved through other districts.
The existing site already contains existing structures for residential use as well as a covered arena previously utilized for equestrian purposes and other non-hazardous storage buildings. The site is bordered by single-family residences along Cape Breton Drive to the west and undeveloped agriculturally zoned land to the north, east, and south of the site.
Therefore, the City Council finds that the proposed single-family residential use on the subject site will be consistent with the existing developed area on and around the project site; would not be detrimental to any potential future development surrounding the site; and, would not be detrimental to the present or potential surrounding uses and would have a beneficial effect on the same which would not be achieved through other zoning districts. The approval of the project does not authorize any improvements or development beyond those specifically authorized by Specific Plan SP 180- 22, Rezoning RZ-211-22 and Development Plan DP-87-22. Thus, the approval of this project would bring the property into compliance with the building code requirements by allowing the applicant to obtain the retroactive grading permit and would not be detrimental to the present or potential surrounding uses and will have a beneficial effect which would not be achieved through other districts.
(4) The streets and thoroughfares proposed are suitable and adequate to carry anticipated traffic, and increased densities will not generate traffic in such amounts as to overload the street network outside the P-D District.
There is no proposed new construction other than the pre-fabricated carport and no demolition of existing buildings as part of the application. Access onto the project site is from the eastern terminus of Cape Breton Drive. Cape Breton Drive is an existing residential street characterized by singlefamily residences. No new streets are proposed with the project. As there would no significant additional densities and traffic from the proposed project, as there is no new construction of residences as part of this project, the City Council finds that the streets and thoroughfares proposed are suitable and adequate to carry anticipated traffic, and increased densities will not generate traffic in such amounts as to overload the street network outside the P-D District. (5) The area surrounding the development can be planned and zoned in coordination and substantial compatibility with the proposed development, and the P-D District uses proposed are in conformance with the General Plan and, where applicable, the Local Coastal Plan, or that changes in the General Plan or Local Coastal Plan are justified.
The application proposes to rezone from R-1 and C-R to P-D. The proposed project also includes the reclassification of the existing HPD overlay through the Development Plan and Specific Plan process in order to permit the land disturbance pursuant to PMC Section 9-4.2256.
The surrounding neighborhood is substantially developed with single-family residences. The sizeable land area that is not developed is the Sweeney Ridge portion of the Golden Gate National Recreation Area (GGNRA), which is northeast of the project site and is owned by the Federal government and outside the City’s jurisdiction for planning and zoning. 4907-1257-9983 v1
Therefore, the City Council finds that the area surrounding the project site can be planned and zoned in coordination and substantial compatibility with the proposed development. There is no proposed new construction other than the pre-fabricated carport and no demolition of existing buildings as part of the application. The approval of this project would bring the property into compliance with the building code requirements by allowing the applicant to obtain the retroactive grading permit. The uses proposed are consistent with the General Plan, as they are principally residential in nature.
The Local Coastal Plan is not applicable to this project as it is not located in the Coastal Zone. (6) The project is consistent with the City’s General Plan and, if applicable, Local Coastal Plan.
The proposed project would be consistent with the General Plan and its policies that are intended to continue to implement the requirements of the HPD, including submission of siting and grading plans.
The applicant is taking the necessary steps to comply with the requirements of the HPD, including the submission of siting and grading plans, in order to apply for a retroactive grading permit for the previously unpermitted grading work. Therefore, the City Council finds that the Project is consistent with the General Plan.
(7) Any proposed commercial development can be justified economically at the location proposed and will provide adequate commercial facilities for the area. a. Any exception from the standard district requirement is warranted by the design of the project and amenities incorporated in the development plan.
No commercial development or any new construction or demolition of existing buildings are proposed; therefore, the City Council finds that these findings are not applicable. (8) The project is consistent with the City's adopted Design Guidelines.
There are no proposed new construction and demolition of existing buildings as part of the application. A prefabricated carport is proposed to be installed through a building permit on the existing foundation. Therefore, this finding is not applicable and the City Council finds that the Project is consistent with the Design Guidelines.
Section 5. Development Plan. The Development Plan DP-87-22 for the project site is hereby approved, which shall be implemented through a development more particularly set forth in a specific plan approved in accordance with Article 22 of Chapter 4 of Title 9 of the Pacifica Municipal Code, shall be as set forth in the following Table 1:
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TABLE 1
Standards Approved
Permitted Uses • Single Family Residential Use and Other Uses Consistent with Single-Family Residential Use, such as
home occupations, in accordance with Pacifica
Municipal Code.
• Accessory Dwelling Unit(s) and Junior Accessory
Dwelling Unit(s) as allowed by Pacifica Municipal Code
Lot Area • 82,400 square feet (APN 022-320-200)
• 755,000 square feet (APN 018-170-060)
Any uses beyond those specifically authorized by Development Plan DP-87-22 must be approved by the City.
Section 6. Reclassification. Section Map G7 of the Zoning Map of the City of Pacifica, as described in Section 9-4.302 of the Pacifica Municipal Code, is hereby amended as depicted in Exhibit A, attached hereto. The reclassification of the existing HPD overlay through the Development Plan and Specific Plan process to permit land disturbance consistent with PMC Section 9-4.2256 does not alter the existing HPD zoning applicable to the site which shall remain in full force and effect.
Section 7. Expiration. The approval of Development Plan DP-87-22 and Rezoning RZ-211-22 conferred in this Ordinance shall not expire unless and until this Ordinance is repealed.
Section 8. Severability. If any section, subsection, sentence, clause or phrase of this Ordinance is for any reason held to be invalid, such decision shall not affect the validity of the remaining portions of this Ordinance. The City Council hereby declares that it should have adopted the Ordinance and each section, subsection, sentence, clause or phrase thereof, irrespective of the fact that any one or more sections, subsections, sentences, clauses or phrases be declared unconstitutional.
Section 9. Publication. The City Clerk is hereby ordered and directed to certify to the passage of this Ordinance by the City Council of the City of Pacifica, California, and cause the same to be published once in the San Mateo Daily Journal, a newspaper of general circulation and is adjudicated to publish legal and public notices throughout San Mateo County, including the City of Pacifica, California.
Section 10. Effective Date. This ordinance shall be in full force and effective 30 days after its adoption and shall be published and posted as required by law.
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The foregoing ordinance was introduced on February 23, 2026, and passed and adopted at a regular meeting of the City Council of the City of Pacifica held on ____________, 2026, by the following vote:
AYES:
NOES:
ABSTAIN:
ABSENT:
____________________________
Christine Boles, Mayor
ATTEST: APPROVED AS TO FORM:
____________________________ ____________________________ Sarah Coffey, City Clerk Michelle Kenyon, City Attorney 4907-1257-9983 v1
Exhibit A
C-R/HPD to P-D/HPD
R-1/HPD to P-D/HPD