CITY OF PACIFICA
COUNCIL AGENDA SUMMARY REPORT
3/9/2026
1 SUBJECT:
2025 Annual Progress Report on Implementation of the Housing Element of the General Plan and the 2025 Annual Progress Report on Implementation of Other Elements of the General Plan RECOMMENDED ACTION:
Move to adopt a Resolution accepting the City’s 2025 Annual Progress Report on Implementation of the Housing Element of the General Plan and the 2025 Annual Progress Report on Implementation of Other Elements of the General Plan, and directing the City Manager to transmit the reports to the California Department of Housing and Community Development (HCD) and the Governor’s Office of Land Use and Climate Innovation (LCI).
STAFF CONTACT:
Samantha Updegrave, Community Development Director
(650) 446-4968
[email protected]
Elizabeth Brooks, MPA, Management Analyst II
(650) 738-7341
[email protected]
Sabina Mora, Contract Planner, Good City Company
[email protected]
BACKGROUND/DISCUSSION:
California Government Code Section 65400 (“Section 65400”) requires Planning staff to provide to the City Council an Annual Progress Report (APR) on the status and progress of implementation of the General Plan and the Housing Element of General Plan and for the City to submit the reports to the Department of Housing and Community Development (HCD) and Governor’s Office of Land Use and Climate Innovation (LCI), formerly known as the Governor's Office of Planning and Research (“OPR”), by April 1 of each year.
1. Housing Element Annual Progress Report (APR)
The City of Pacifica's 2023-2031 Housing Element was formally adopted by the City Council on March 24, 2025, with certification by the California Department of Housing and Community Development (HCD) effective as of September 19, 2025. The 2025 APR describes planning activities that were in process during the 2025 calendar year and will contribute to meeting requirements during the 6th Housing Element Cycle (2023 - 2031).
Providing a copy of the APR to HCD fulfills a statutory requirement to report certain housing information to the State. This document does not create or alter policy; it is a reporting Pacifica City Council 2
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document. The following discussion and the attached 2025 Housing Element Annual Progress Report (Exhibit A to the proposed resolution) comply with State law requirements.
The 2025 Calendar Year APR, prepared by staff using specific forms required by HCD1, provides HCD with an update on the jurisdiction’s progress toward meeting its Regional Housing Needs Allocation (RHNA) and Housing Element program objectives (Exhibit A). Established by the Association of Bay Area Governments (ABAG), City’s RHNA 6 allocation for the planning period 2023-2031 is 1,892 housing units. This is an increase of 1,479 units or a 358 percent increase, compared to the RHNA 5 allocation. The projection period is the timeframe for which the RHNA is calculated and progress is measured. The sixth cycle (2023–2031) projection period began on June 30, 2023, and ends on December 31, 2031. The 2025 APR is the third APR in the sixth cycle projection period and measures housing production during the 2025 calendar year.
The 2025 APR provides data on the number of housing units for which the City granted planning entitlements (i.e., discretionary approvals), building permits, and certificates of occupancy during the 2025 calendar year. It also includes data on housing unit production across affordability levels, a listing of development applications received, and provides an update on housing program implementation.
The Housing Element APR requirements are established by legislation and continue to expand.
In addition to historic requirements to track overall housing unit production and affordability, local jurisdictions are now obligated to include detailed information such as project addresses, permit numbers, dates of completed application submittals, entitlements issued, building permits issued, and building permits finalized between January 1 and December 31 of a given year.
Affordability levels, housing tenure (ownership and rentals), and streamlining applications are also recorded.
The APR must be provided to the Council at a public meeting where members of the public have an opportunity to provide comments. Members of the public may comment on the APR during public comment as part of consideration of the item.
Staff reports the following observations as compared to the 2024 APR in terms of housing unit production:
• In 2025, housing unit production, measured by building permits, remained stable at 20 units, (20 units were also approved in 2024). Similarly, 31 Certificates of Occupancy (C/Os) were issued, slightly below the previous year's 43. • In 2025, 7 of the 31 C/Os issued were for Accessory Dwelling Units (ADUs), representing 23 percent of C/Os. In 2025, 24 C/Os (were issued as a part of the 801 Fassler Drive multiplex (not ADUs). ADUs comprised 93 percent of the C/Os that were issued in 2024: 40 of the 43 C/Os issued.
• The City received applications for 23 ADUs in 2025 (27 in 2024). Of these, all were approved ministerially. The City issued 18 building permits and 7 C/Os for ADUs in 1 Staff acknowledges that the Housing Element APR format can be difficult to navigate; however, the City is mandated by HCD to use this specific reporting template.
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2025.
• The City continues to process applications under the state law known as Senate Bill 9, or SB 9. SB 9 allows for ministerial approval (i.e., no discretionary review) of two residential unit projects and/or urban lot splits of existing lots for projects that meet the qualifying criteria in the law. Six SB 9 applications have been submitted, four of which were approved in 2025 (two are pending).
• Twenty-two housing units were entitled in 2025 through the processing of residential development applications (compared to 2 in 2024). The City of Pacifica does not have a discretionary entitlement process for ADUs which are processed ministerially. In 2025, 6 ADUs were approved ministerially.
• In 2025, the City received complete applications for 40 housing units, a substantial decrease from 397 in 2024 but consistent with 64 in 2023. In 2024, the city received applications for an unusually large number of units due to two applications: Pacifica Gateway on Coast Highway, south of Reina del Mar Avenue (APNs 018-140-690, & 018- 140-700) for 225 units, and Sea Cove at 4625 Coast Highway for 117 units. No APRqualifying entitlements or permits were issued for these two projects in 2025.
The APR also highlights other accomplishments and milestones achieved throughout the 2025 reporting period.
2025 Housing Element Program Implementation:
• Housing Element was certified by HCD
• Completed zoning and associated General Plan amendments (and environmental review) for RHNA sites to implement HE Program HE-I-1
• Initiated Zoning Modernization and Objective Design Standards Outreach and Analysis program (HE-I-2) and Public Sites Planning initiative (HE-I-3) • Advanced ADU development (HE-I-4) via shared services (San Mateo County ADU Resource Center, Online Plans Gallery, ADU OneStop)
• Initiated inclusionary housing and density bonus ordinance updates • Supported and extended the Temporary Safe Parking Program • Planning for Sewer Replacement and Rehabilitation (R&R) projects in the Vallemar and Rockaway Beach
• Completed the Sharp Park ADA Pedestrian Improvement Project and Esplanade and Palmetto Bicycle and Pedestrian Improvements Project
• Participated in the HEART of San Mateo County shared housing capacity program
2. Other General Plan Elements
The General Plan APR updates the Office of Land Use and Climate Innovation (LCI) on each jurisdiction’s progress implementing their General Plan. Staff have also conducted a review of the City’s General Plan and prepared a report outlining notable items related to implementation on elements other than the Housing Element (Exhibit B to the proposed resolution). This is the fourth annual report on the 2040 General Plan which was adopted by the City Council in July 2022 to comprehensively update the General Plan (except the Housing Element).
A few highlights from the report are provided below:
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Economic Sustainability Element (ES)
ES-I-2: City-Owned Catalyst Projects. Use City-owned properties as catalysts for new development in the Palmetto area and elsewhere in the City.
The City initiated and completed the Surplus Land Act process for 2212 Beach Boulevard, a key city-owned site identified in the General Plan, Sharp Park Specific Plan, and Economic Development Study, and drafted a Request for Qualifications for interested developers Community Design Element (CD)
CD-I-7: Commercial and Mixed-Use Building Form. Seek to ensure that new commercial and mixed-use development creates an attractive and human-scaled built environment. Update the Zoning Ordinance and Design Guidelines to address mixed use access, building form, and building-sidewalk relationship.
The City adopted changes to the Zoning Ordinance as part of the Housing Element “Rezoning Program” on August 25, 2025, that include objective design and development standards for the new high-density residential and high-density mixed use residential zones that addressed building form, building-sidewalk interface, and pedestrian-oriented development along street frontages. The work done by the Planning Commission and City Council on these standards will inform future work on citywide objective design and development standards.
Land Use Element (LU)
LU-I-38: Lower Crespi Drive. Establish zoning provisions to facilitate compact, mixed-use redevelopment of older commercial and residential properties along lower Crespi Drive, consistent with the Mixed Use Center and Mixed Use Neighborhood designations as shown in the Land Use Diagram.
The City Council approved the third largest project in the past ten years at 570 Crespi Drive – a 19-unit, horizontal mixed use residential development that will provide approximately 3,000 square feet of street-facing commercial use along Crespi Drive and three below-market rate ownership units, among other features and benefits. The project contributes to a more diverse center of activity along Crespi Drive.
Circulation Element
CU-I-31: Neighborhood Bikeways. Develop a system of bikeways connecting all neighborhoods to the City’s north-south pathway consistent with the Bicycle and Pedestrian Master Plan.
The Esplanade and Palmetto Bicycle and Pedestrian Improvements Project installed new and improved existing Class 2 and Class 3 bike lanes along Palmetto Avenue, West Avalon Drive, and Esplanade Avenue. The project also enhanced pedestrian safety by installing quick-build painted bulb out safety zones at pedestrian crossings, curb ramps, high visibility crosswalks, and rectangular rapid flashing beacons at several intersections. The notice of completion was approved October 27, 2025.
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Open Space and Community Facilities Element (OC)
OC-I-15: Pedro Point Headlands. Complete the planned transfer of City-owned land on Pedro Point Headlands to an appropriate public or private land steward, and pursue land and/or trail easement acquisition if necessary to connect Headlands trails with the Coastal Trail in Pacifica.OC-I-63: Senior and Community Services.
The City Manager and staff from Community Development and Public Works participated in a multi-agency working group with representatives from the National Park Service, Golden Gate National Recreation Area, and the California Coastal Conservancy to continue advancement of this policy.
Conservation Element (CO)
CO-I-54: Climate Action Plan for Greenhouse Gas Reductions. Maintain and update the Climate Action Plan that focuses on feasible actions the City can take to reduce greenhouse gas emissions from government, businesses, and residents in Pacifica.
In July 2025, the City adopted the Climate Action and Resiliency Plan (CARP), establishing Pacifica’s updated framework for reducing greenhouse gas emissions and advancing community resilience. The CARP builds upon prior climate planning efforts and provides a coordinated set of implementation actions addressing municipal operations, transportation and land use, building energy, waste reduction, water conservation, and community-based initiatives.
Following adoption of the CARP, the City Council established the Climate Action and Resiliency Committee (CARC) to support ongoing implementation, monitoring, and public engagement.
The CARC is charged with advising the City Council on prioritization of actions, reviewing progress toward emission reduction targets, and providing a public forum for continued community involvement.
In late 2025, staff formalized internal coordination of climate action efforts to align with the adopted CARP, consolidating existing initiatives and resource planning under a unified implementation framework. CARP actions were incorporated into departmental work planning processes and aligned with the City’s budget development and performance tracking systems, establishing an ongoing structure for cross-departmental implementation beginning in 2026.
Safety Element (SA)
SA-I-107: Local Hazard Mitigation Plan. Continue to maintain and update a Local Hazard Mitigation Plan as an implementation action for the Safety Element.
City staff representing Police, Fire, Community Development, and Public Works participated in the multi-jurisdictional Local Hazard Mitigation Plan (LHMP) kick off meeting and Cal Office of Emergency Services training. The LHMP update begins in 2026 and will require ongoing participation. In addition, staff collaborated with the San Mateo County Emergency Managers Pacifica City Council 6
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Office to promote the upcoming Local Hazard Mitigation Plan (LHMP). As part of this effort, a community survey was distributed to gather input on hazards affecting local neighborhoods. The survey was promoted across multiple platforms, including Facebook, Instagram, Nextdoor, and the City’s weekly Connect with Pacifica update.
3. Next Steps
The City Council should consider whether to accept the APR as prepared by staff and recommend submittal to HCD and OPR to meet statutory requirements.
CALIFORNIA ENVIRONMENTAL QUALITY ACT (CEQA):
This action is not a project as defined in Section 15378(b)(2) of the CEQA Guidelines as approval of the reports is a reporting requirement and will have no direct or indirect impacts on the environment; therefore, no California Environmental Quality Act (CEQA) environmental review is required.
ALTERNATIVE ACTION:
The recommended action to adopt a Resolution accepting the City’s 2025 Annual Progress Reports is consistent with state law; therefore, no alternative action is identified.
RELATION TO CITY COUNCIL GOALS AND WORK PLAN:
The adoption of the Resolution accepting the City’s 2025 Annual Progress Reports is consistent with State law and is consistent with the following items in the Council-adopted Strategic Plan and Priority Work Plan for FY 2023-2030:
• Goal 1: Enhance organizational and fiscal stability.
o Strategy C: Prioritize implementation of the Economic Opportunities Study. • Goal 2: Improve and steward City infrastructure, streets, and facilities • Goal 3: Prioritize protection and development of affordable housing. o Strategy A: Complete the Housing Element Update.
o Strategy C: Prioritize Housing Element program implementation. • Goal 4: Pursue climate change adaptation and mitigation. o Strategy A: Update the Climate Action and Adaptation Plan, including performance measures.
o Strategy C: Update Pacifica’s Local Coastal Land Use Plan and improve communications and collaboration with the California Coastal Commission. • Goal 5: Broaden public communications and collaboration. o Strategy A: Creatively and appropriately leverage community expertise and volunteers to advance City priorities.
FISCAL IMPACT:
There is no fiscal impact. This is an information item only. However, timely filing of the Housing Element APR is important to retain eligibility for Association of Bay Area Governments (ABAG) Pacifica City Council 7
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funding.
ORIGINATED BY:
Community Development Department
ATTACHMENT LIST:
Attachment A_Pacifica 2025 Housing Element APR Tables(PDF) Attachment B_Pacifica 2025 General Plan Annual Progress Report (PDF) Pacifica City Council 8
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RESOLUTION NO.
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF PACIFICA ACCEPTING THE CITY’S 2025 ANNUAL PROGRESS REPORT ON IMPLEMENTATION OF THE HOUSING ELEMENT OF THE GENERAL PLAN AND 2025 ANNUAL PROGRESS REPORT ON IMPLEMENTATION OF OTHER ELEMENTS OF THE GENERAL PLAN; AND DIRECTING
THE CITY MANAGER TO TRANSMIT THE REPORTS TO THE CALIFORNIA DEPARTMENT OF HOUSING AND COMMUNITY DEVELOPMENT AND THE GOVERNOR’S OFFICE OF
LAND USE AND CLIMATE INNOVATION
WHEREAS, California Government Code section 65400(a) requires that planning agencies prepare annual reports on the status of the General Plan progress and its implementation, including an annual report on progress in meeting the City’s share of regional housing needs and local efforts to remove governmental constraints to the maintenance, improvement, and development of housing; and
WHEREAS, the housing element portion of the annual report must be prepared using the standards, forms, and definitions adopted by the Department of Housing and Community Development (HCD) and must be filed with the Office of Land Use and Climate Innovation (LCI), formerly the Governor's Office of Planning and Research (OPR) and HCD annually by April 1st of each year; and
WHEREAS, the City Council reviewed the annual reports required by Government Code section 65400(a) at a public meeting where members of the public were allowed to provide oral testimony and written comments; and
WHEREAS, the City has made significant progress in implementing the policies contained in the City’s General Plan, including the Housing Element.
NOW, THEREFORE BE IT RESOLVED by the City Council of the City of Pacifica as follows:
A. The above recitals are true and correct and material to this Resolution.
B. This action is not a project as defined in Section 15378(b) (2) of the CEQA Guidelines as this is a reporting requirement and will have no direct or indirect impacts on the environment; therefore, no California Environmental Quality Act (CEQA) environmental review is required.
C. The City Council hereby accepts the City’s 2025 Annual Progress Report regarding implementation of the Housing Element of the General Plan, attached hereto and hereinafter incorporated as Exhibit A, and the 2025 Annual Progress Report regarding implementation of the other Elements of the General Plan, attached hereto and incorporated as Exhibit B.
D. The City Manager is hereby directed to transmit the two Annual Progress Reports to the HCD and the LCI, in forms provided by the Community Development Director and reviewed by the City Attorney.
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• • • • •
PASSED AND ADOPTED at a regular meeting of the City Council of the City of Pacifica, California, held on the 9th day of March 2026, by the following vote:
AYES, Councilmembers:
NOES, Councilmembers:
ABSENT, Councilmembers:
ABSTAIN, Councilmembers:
_________________________________
Christine Boles, Mayor
ATTEST: APPROVED AS TO FORM:
______________________________ _________________________________ Sarah Coffey, City Clerk Michelle Kenyon, City Attorney Pacifica City Council 10 March 09, 2026
EXHIBIT A.
2025 HOUSING ELEMENT ANNUAL PROGRESS REPORT
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EXHIBIT B.
2025 GENERAL PLAN ANNUAL PROGRESS REPORT