GEOTECHNICAL
ENVIRONMENTAL
WATER RESOURCES
CONSTRUCTION SERVICES
COASTAL/MARINE GEOTECHNICS
2633 Camino Ramon, Suite 250 San Ramon, CA 94583 (925) 866-9000 [email protected] www.engeo.com
Project No.
20844.000.001
February 24, 2025
Mr. Mike Janusek, AICP
Planner, City of Pacifica
1800 Francisco Boulevard
Pacifica, CA 94044
Subject: Iglesia Ni Cristo (INC)
650 Cape Breton Drive
Pacifica, California
RESPONSE TO COMMENTS – CITY OF PACIFICA
Dear Mr. Janusek:
On behalf of Iglesia Ni Cristo and the owners of 650 Cape Breton Drive located in Pacifica, California, ENGEO is submitting the following response to comments in response to the City of Pacifica's Request for Additional Information dated February 12, 2025. For completeness of the record, we have restated City of Pacifica Building Department comments in italics, followed by our responses. Comments 1-11, and 15 were resolved in previous submissions.
Comment 12
Proposed parking plans.
a. 4/8/2024: Please confirm that the minimum unobstructed dimensions within the proposed carport shall be 9 feet wide X 19 feet long for each parking space. b. 10/18/2024: Please clarify the location of the carport and clarify the use of detail 9 and 10.
The plans indicate two single family residences but Appendix C only includes one floor plan and one photograph of a residence.
c. 2/12/2025: Option 2 does not include a height dimension. Provide a height dimension for Option 2.
ENGEO Response to Comment 12
The height dimension for Option 2 is 10 feet. Appendix C has been updated to include height dimensions for all carport options.
Comment 13
Proposed plot plans, showing building locations on the Property, building setbacks, and lot dimensions.
a. 4/8/2024: Please confirm where the existing property line setbacks for the single-family residence are indicated.
b. 10/18/2024: This comment was not addressed. Please provide the setbacks measuring from each building wall line to the property lines.
c. 2/12/2025: Setbacks are measured from the nearest point of each building wall line as opposed to the center of each building wall line. Dimension the front setback of Building 10 on Sheet 2 and revise Sheet 5 to accurately measure setbacks to the nearest point of each building line.
City of Pacifica 20844.000.001
Iglesia Ni Cristo (INC), 650 Cape Breton Drive February 24, 2025 RESPONSE TO COMMENTS – CITY OF PACIFICA Page 2
ENGEO Response to Comment 13
Sheet 5 of Appendix A has been revised to reflect the setback requirements.
Comment 14
Survey information and other details to confirm compliance with the HPD standards in PMC Title 9, Chapter 4, Article 22.5.
a. 4/8/2024: Based on the survey and calculation of maximum allowable HPD coverage shown in the response to Comment 4 in the response letter, please calculate the amount of HPD coverage already used on the project site. Utilized HPD coverage on the site should include all existing buildings (except the single-family residence), plus any paved/graded accessways such as the front entrance and parking areas and other paths through the site, as well as the areas of slope drains at the rear (east) of the site. Then indicate the amount of additional HPD coverage required for the single-family residence and carport. b. 10/18/2024: Thank you for your response to the comment. Please provide the detailed calculation to verify the coverage was calculated correctly. The response does not provide a breakdown of how the HPD formula was calculated and the building area/percentage of total land indicated on Sheet 4 of 5 of Appendix A does not accurately reflect your response to comments.
c. 02/12/25: Thank you for your response to comment and detailed explanation of your lot coverage calculation pursuant to PMC Title 9, Chapter 4, Article 22.5. However, Sheet 4 does not reflect the results of your response. Provide the HDP formula, code citation, and calculation on Sheet 4.
ENGEO Response to Comment 14
Sheet 4 of Appendix A has been revised to include the HPD formula, code citation, and detailed lot overage calculation.
If you have any questions or comments regarding this letter, please contact us and we will be glad to discuss them with you.
Sincerely,
ENGEO Incorporated
Emily Mahon Kevin McFadden, PE
em/kjm/rhb/cb
Attachments: Appendix A – Post-Construction Site Plan – 650 Cape Breton [Revised] Appendix C – Single-Family Residence Floorplan and House Photos 20844.000.001
February 24, 2025
APPENDIX A
Post-Construction Site Plan – 650 Cape Breton [REVISED] EJM
NLK
KJM
650 CAPE BRETON DRIVE
PROJECT NO.
20844.000.001
1000 ft
500 ft
500 ft
500 ft
500 ft
1000 ft
1000 ft
500 ft
1000 ft
SITE
0 1000 2000
FEET
PARCEL BOUNDARY
EASEMENTS
0 50 100
FEET
PROJECT INFORMATION
10 00 ft
SITE
1 ALL LOCATIONS ARE APPROXIMATE
EXPLANATION
CL 30' SDE
5497 O.R. 202
N42°50'01 W
1039.91'
CL 30' SDE
5497 O.R. 202
N26°47'24 E
746.67'
N55°00'11" W
883.49'
S42°50'01" E
220.73'
APN 022-320-200
APN 018-170-060
OWNER:
IGLESIA NI CRISTO
650 CAPE BRETON DRIVE
APNS: 018-170-060, 022-320-200
PACIFICA, CALIFORNIA
CIVIL/GEOTECH:
ENGEO, INC.
3890 MURPHY CANYON ROAD, SUITE 200
SAN DIEGO, CA 92123
KEVIN McFADDEN
[email protected]
PROJECT CONTACTS:
1. PROJECT INFORMATION
2. EXISTING CONDITIONS/GRADING PLAN
3. DRAINAGE/BMP PLAN
4. LAND USE
5. SAN MATEO COUNTYWIDE CONSTRUCTION BMPs
SHEET INDEX:
LOCATION MAP VICINITY MAP PARCEL INFORMATION
650 CAPE BRETON DR
POST-CONSTRUCTION SITE PLAN
PACIFICA, CALIFORNIA
SURVEY NOTE: PARCEL BOUNDARY, EASMENT
LOCATION, AND TOPOGRAPHY ARE BASED ON "ALTA/
NSPS LAND TITLE SURVEY, 650 CAPE BRETON DRIVE,
PACIFICA, CA, 94044" DATED SEPTEMBER 2020
CAPE BRETON DR
GLACIER AVE
52'
6 02/19/2025
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02/19/2025 PACIFICA, CALIFORNIA
02/19/2025
EJM
NLK
KJM
02/19/2025
02/19/2025
02/19/2025 PACIFICA, CALIFORNIA
650 CAPE BRETON DRIVE
PROJECT NO.
20844.000.001
F
F
F
2 1
3 0 40
FEET
ARENA SOIL - CURRENT LOCATION
ARENA SOIL - ORIGINAL LOCATION
CAR PORT (PROPOSED)
BUILDING 10 PROPERTY SETBACK
F PHOTO LOCATION
2 EXISTING CONDITIONS/GRADING PLAN
CAPE BRETON
DRAWINGS DO NOT DEPICT ALL OF THE IN-USE OR ABANDONED UTILITIES PRESENT WITHIN THE WORK AREA.
CONTRACTOR SHALL VERIFY THE LOCATION AND ELEVATIONS OF ALL EXISTING UNDERGROUND AND OVERHEAD
UTILITIES AS REQUIRED PRIOR TO THE START OF WORK AND NOTIFY THE ENGINEER OF RECORD IN THE EVENT OF A CONFLICT. UNDERGROUND SERVICE ALERT: 811 OR (800) 422-4133 DESIGN CRITERIA:
GRADING NOTES:
UTILITIES NOTES:
Photograph 1 Facing West Photograph 2 Facing South
Photograph 3 Facing West
15'
PREFAB
CARPORT
LOCATION:
2x MINIMUM 9'
WIDTH BY 19'
LENGTH EACH
SANGBAGS
DEBRIS
ARENA SOIL
ARENA SOIL
EXPLANATION
────────────────────────────────────────
*DISPLACED ARENA SOIL. NO ADDITIONAL
EARTHWORK IS PROPOSED
6 02/19/2025
02/19/2025
-THE PROJECT SCOPE IS ESTABLISHED IN THE "AGREEMENT BETWEEN THE CITY OF PACIFICA AND PROPERTY OWNERS OF 650 CAPE BRETON AUGUST 29, 2022" (AGREEMENT). KEY PROVISIONS OF THE AGREEMENT AS THEY PERTAIN TO THIS PLAN SET ARE AS FOLLOWS:
-INSTALL EROSION CONTROL MEASURES SUCH AS BUT NOT LIMITED TO HYDROSEED, SILT FENCES, GRAVEL BAGS, OR STRAW WADDLES TO CONTAIN SOIL PILES IN THEIR CURRENT LOCATION. -LIMIT USE OF THE COVERED ARENA TO ITS OCCUPANCY CLASSIFICATION. -REFRAIN FROM ADDITIONAL GRADING OR REMOVAL OF SAND/SOIL FROM THE PROPERTY AND TO OBTAIN A GRADING PERMIT FOR THE ILLEGAL GRADING/SAND RELOCATION THAT OCCURRED ON THE PROPERTY. -NO ADDITIONAL SOIL RELOCATION/EARTHWORK IS PROPOSED UNDER THE SCOPE OF THIS PROJECT. GRADING DEPICTED ON THIS SHEET IS TO OBTAIN A RETROACTIVE GRADING PERMIT. -ARENA SOIL WAS ORIGINALY SPREAD ACROSS THE INTERIOR SURFACE OF BUILDING (1) AND WAS APPROXIMATELY 1-3" IN THICKNESS.
-ARENA SOIL WAS RELOCATED INTO PILES AS DEPICTED ON THIS GRADING PLAN. -THE APPROXIMATE VOLUME OF RELOCATED SOIL IS 100 TO 300CY. -BMP MEASURES ARE REQUIRED FOR RELOCATED SOIL (SEE SHEET 3). 20'
EJM
NLK
KJM
650 CAPE BRETON DRIVE
PROJECT NO.
20844.000.001
1 F
3 BMP/DRAINAGE PLAN
- REMOVE DEBRIS FROM EXISTING ARENA SOIL PILES. DEBRIS SHOULD BE DISPOSED OF AT A LEGAL LANDFILL.
- INSPECT EXISTING SANDBAGS FOR SERVICEABILITY (RIPS, TEARS, ETC.) AND REPLACE ANY UNSERVICABLE SANDBAGS. DISPOSE OF UNSERVICABLE SANDBAG FABRIC AT A LEGAL LANDFILL.
- HYDROSEED SHOULD BE APPLIED TO ALL DENUDED SOIL PILES. ALL SEEDS SHOULD
BE IN CONFORMANCE WITH THE CALIFORNIA STATE SEED LAW OF THE DEPARTMENT OF AGRICULTURE. EACH SEED BAG SHOULD BE DELIVERED TO THE SITE SEALED AND
CLEARLY MARKED AS TO SPECIES, PURITY, PERCENT GERMINATION, DEALER'S GUARANTEE, AND DATES OF TEST.
- THE CONTRACTOR IS RESPONSIBLE FOR IRRIGATION OF APPLIED HYDROSEED. ALL
HYDROSEEDING SHALL BE GUARANTEED BY THE CONTRACTOR AS TO GROWTH AND HEALTH FOR A PERIOD OF 30 DAYS AFTER FINAL ACCEPTANCE. AREAS THAT FAIL TO GROW SHALL BE RESEEDED. THE CONTRACTOR IS SUBJECT TO A 60 DAY MAINTENANCE PERIOD OF THE RESEEDED AREAS.
- THE CONTRACTOR SHALL HAVE ADEQUATE KNOWLEDGE/TRAINING FOR APPLYING RECOMMENDED BMPS.
- CONSTRUCTION ACCESS ROUTES SHALL BE LIMITED TOO DESIGNATED ACCESS POINTS.
BMP NOTES:
0 40
FEET
HYDROSEED (EXISTING ARENA
SOIL)
IMPERVIOUS SURFACE
EXISTING SAND BAGS FILED WITH
ARENA SOIL; USED AS EROSION
AND/OR SEDIMENT CONTROL
F PHOTO LOCATION
EXISTING SWALES TO MANAGE
HILLSIDE RUNOFF
DIRECTION OF WATER FLOW
ALL LOCATIONS ARE APPROXIMATE
EXPLANATION
Photograph 1 Facing South East
CONCRETE LINED SWALE
6 02/19/2025
02/19/2025
02/19/2025
02/19/2025 PACIFICA, CALIFORNIA
02/19/2025
EJM
NLK
KJM
02/19/2025
02/19/2025
02/19/2025 PACIFICA, CALIFORNIA
650 CAPE BRETON DRIVE
PROJECT NO.
20844.000.001
4 Cape Breton Dr
ALL LOCATIONS ARE APPROXIMATE
EXPLANATION
NON-HAZARDOUS STORAGE
SINGLE FAMILY RESIDENCE
CAR PORT (PROPOSED)
TEMPORARY STRUCTURE;
REMOVED FROM PROPERTY
IMPERVIOUS SURFACE
LAND USE
0 40
FEET
SITE
OPEN SPACE/AGRICULTURE/RESIDENTIAL
IN THE OPEN SPACE/AGRICULTURE/RESIDENTIAL (OSAR) DESIGNATION,
RESIDENTIAL, AGRICULTURE, AND RECREATION USES ARE ALLOWED AT A GROSS DENSITY OF UP TO ONE UNIT PER FIVE ACRES (OR 0.2 UNITS PER GROSS ACRE). FARM WORKER HOUSING MAY BE PERMITTED ON SITES
ZONED FOR AGRICULTURE USES, CONSISTENT WITH STATE LAW, AND SHALL NOT BE INCLUDED IN DENSITY CALCULATIONS FOR A SITE. THE DENSITY ASSUMED FOR BUILDOUT CALCULATIONS IS 0.15 UNITS PER GROSS ACRE.
LAND USE PER CITY OF PACIFICA GENERAL PLAN 2040 (JULY 2022) NOTE:
THE SITE IS CURRENTLY DESIGNATED AS OPEN SPACE/AGRICULTURE/RESIDENTIAL (OSAR) BY THE CITY OF PACIFICA GENERAL PLAN. FUTURE LAND USE SHOULD BE LIMITED TO
LAND USE SPECIFIED FOR OSAR AS SPECIFIED BY THE CITY OF PACIFICA GENERAL PLAN AND THE PACIFICA MUNICIPAL CODE.
Building # Land Use Building Area (ac)
1 Non-Hazardous Storage 0.71
2 Non-Hazardous Storage 0.27
3 Non-Hazardous Storage 0.09
4 Non-Hazardous Storage 0.02
5 Temporary structure; removed from property 0.00
6 Temporary structure; removed from property 0.00
7 Non-Hazardous Storage 0.23
8 Non-Hazardous Storage 0.01
9 Single Family Residence 0.03
10 Single Family Residence 0.04
11 Non-Hazardous Storage 0.00
Proposed Carport 0.01
N/A Open Space 19.29
Total 20.69
Use Area (Acres) Percentage of Total Land
Buildings (Non-Hazardous Storage) 1.33 6.43%
Buildings (Single Family Residence) 0.07 0.34%
Open Space (Impervious) 0.85 4.11%
Open Space (Pervious) 18.44 89.13%
Total 20.69
Table 1: Existing Building Usage
Table 2: Land Coverage
6 02/19/2025
02/19/2025
EJM
NLK
KJM
02/19/2025
02/19/2025
02/19/2025 PACIFICA, CALIFORNIA
650 CAPE BRETON DRIVE
PROJECT NO.
20844.000.001
6 02/19/2025
02/19/2025
5 8
9 7
10 4
1 11
3 2
ALL LOCATIONS ARE APPROXIMATE
EXPLANATION
PROJECT SITE
PARCEL BOUNDARY
BUILDING FOOTPRINT
BUILDING 1
BUILDING 2
BUILDING 3
BUILDING 4
BUILDING 7
BUILDING 8
BUILDING 9
BUILDING 10
BUILDING 11
0 100
FEET
BUILDING OFFSET FROM
PROPERTY BOUNDARY
SETBACK DISTANCES BASED ON MEASUREMENTS
TAKEN FROM PROVIDED "ALTA/NSPS LAND TITLE
SURVEY, 650 CAPE BRETON DRIVE, PACIFICA, CA,
94044". MEASUREMENTS SHOULD BE CONSIDERED
ACCURATE ONLY TO THE DEGREE IMPLIED BY THE
METHOD USED.
Building ID North East South West
1 463 532 242 117
2 438 605 433 330
3 362 529 489 526
4 401 562 516 573
7 728 510 318 306
8 763 652 142 105
9 468 714 337 22
10 409 710 338 20
11 406 644 488 192
Building Setback Measurements (Feet)
02/19/2025
02/19/2025
02/19/2025
02/19/2025
02/19/2025
20844.000.001
February 24, 2025
APPENDIX C
Single-Family Residence Floorplan and House Photos [REVISED] 650 Cape Breton
CREATED ON
2023-06-26
DETAILS
Total area: 1571.02 sq ft
Living area: 1571.02 sq ft
Floors: 1
Rooms: 14
THIS FLOORPLAN IS PROVIDED WITHOUT
WARRANTY OF ANY KIND. SENSOPIA
DISCLAIMS ANY WARRANTY INCLUDING,
WITHOUT LIMITATION, SATISFACTORY QUALITY
OR ACCURACY OF DIMENSIONS.
0' 2' 4' 6'
1:56
▼ 1st Floor TOTAL AREA: 1571.02 sq ft • LIVING AREA: 1571.02 sq ft • ROOMS: 14 6' 4 3/4"
12' 8 1/2"
12' 4
3/4"
6' 2 1/4"
10' 3"
3' 4
3/4" 7' 5"
13' 3"
3' 9" 6' 6"
19' 4 1/2"
3' 9" 8' 2 1/2" 3' 9"
19' 4 1/2"
3' 10" 3' 9 1/4" 3' 10 1/2"
11' 5 3/4"
4' 9 3/4"
8' 6 1/4"
5' 8" 4' 10"
12' 11 1/4"
10'
12' 11 1/4"
2' 5" 4' 10 1/2"
10' 2 3/4"
4'
Bedroom
157.62 sq ft (12' 8 1/2" × 12' 5")
Bathroom
163.96 sq ft (12' 8" × 13' 3")
Living Room
507.34 sq ft (19' 4 3/4" × 26' 2 1/4")
Kitchen
148.75 sq ft (11' 5 3/4" × 12' 11 1/2")
Laundry Room
63.66 sq ft (8' 6 1/4" × 7' 5 3/4")
Bathroom
40.82 sq ft (8' 3/4" × 5' 3/4")
Hallway
36.72 sq ft
Bedroom
129.38 sq ft (10' × 12' 11 1/4")
Bedroom
132.31 sq ft (10' 2 3/4" × 12' 11 1/4")
Closet
14.58 sq ft
4' 2 1/2" × 4'
Closet
14.61 sq ft
4' 1/4" × 4' 2 1/2"
Closet
24.85 sq ft (6' 7" × 4' 8")
Storage
6.96 sq ft
3' 4 1/4" × 2' 3/4"
Storage
6.90 sq ft
3' 3 3/4" × 2' 1"
Appendix C - Single-Family Residence Floor Plan and House Photos Bedrooms: 3 Building Height: 13.18'
650 Cape Breton
CREATED ON
2023-06-26
DETAILS
Total area: 1571.02 sq ft
Living area: 1571.02 sq ft
Floors: 1
Rooms: 14
THIS FLOORPLAN IS PROVIDED WITHOUT
WARRANTY OF ANY KIND. SENSOPIA
DISCLAIMS ANY WARRANTY INCLUDING,
WITHOUT LIMITATION, SATISFACTORY QUALITY
OR ACCURACY OF DIMENSIONS.
0' 2' 4' 6'
1:56
▼ 1st Floor TOTAL AREA: 1571.02 sq ft • LIVING AREA: 1571.02 sq ft • ROOMS: 14 6' 4 3/4"
12' 8 1/2"
12' 4
3/4"
6' 2 1/4"
10' 3"
3' 4
3/4" 7' 5"
13' 3"
3' 9" 6' 6"
19' 4 1/2"
3' 9" 8' 2 1/2" 3' 9"
19' 4 1/2"
3' 10" 3' 9 1/4" 3' 10 1/2"
11' 5 3/4"
4' 9 3/4"
8' 6 1/4"
5' 8" 4' 10"
12' 11 1/4"
10'
12' 11 1/4"
2' 5" 4' 10 1/2"
10' 2 3/4"
4'
Bedroom
157.62 sq ft (12' 8 1/2" × 12' 5")
Bathroom
163.96 sq ft (12' 8" × 13' 3")
Living Room
507.34 sq ft (19' 4 3/4" × 26' 2 1/4")
Kitchen
148.75 sq ft (11' 5 3/4" × 12' 11 1/2")
Laundry Room
63.66 sq ft (8' 6 1/4" × 7' 5 3/4")
Bathroom
40.82 sq ft (8' 3/4" × 5' 3/4")
Hallway
36.72 sq ft
Bedroom
129.38 sq ft (10' × 12' 11 1/4")
Bedroom
132.31 sq ft (10' 2 3/4" × 12' 11 1/4")
Closet
14.58 sq ft
4' 2 1/2" × 4'
Closet
14.61 sq ft
4' 1/4" × 4' 2 1/2"
Closet
24.85 sq ft (6' 7" × 4' 8")
Storage
6.96 sq ft
3' 4 1/4" × 2' 3/4"
Storage
6.90 sq ft
3' 3 3/4" × 2' 1"
TOTAL AREA: 1571.02 sq ft
RAMP
STAIRS 10' 6"
19'
CONCRETE
FOOTINGS (TYP.)
Deck Information:
1) 19' W x 10'6" D x 2'4" to 3'5" H
2) Handrails approx. 38" above treads
3) Guardrails approx 42" above deck
4) Six concrete footings under deck
5) 2x8 pressure treated lumber floor joists 16" o.c.
6) 4x4 pressure treated lumber posts at footing locations indicated below Three in each direction at corners and at center line
7) Deck components secured to house with screws and lag bolts Deck surface is free-standing on footings
8) Lateral bracing (horizontal member below joists) visible on photos below 9) Decking is pressure treated 2x6 lumber
10) Rise & run of stairs approx 6 3/4" rise with 11 1/2" run PHOTO 4 - FRONT OF HOUSE FACING EAST (JUNE 2024) PHOTO 5 - BACK OF HOUSE FACING NORTH (JUNE 2024) PHOTO 1 - FRONT DECK STAIRS (JUNE 2023)
PHOTO 2 - SINGLE FAMILY RESIDENCE FRONT DECK
(JUNE 2023)
PHOTO 3 - RAMP TO FRONT DECK
(JUNE 2023)
Appendix C - Single-Family Residence Floor Plan and House Photos Bedrooms: 3 Building Height: 13.18'
OPTION 1 OPTION 2 OPTION 3