Council Overhauls Affordable Housing Rules in Marathon Hearing

Pacifica's City Council unanimously introduced a sweeping rewrite of its density bonus and inclusionary housing ordinances Monday night, replacing codes as old as four decades with modern rules that extend rental affordability to 99 years and add a new income tier for the city's lowest earners. The nearly two-hour public hearing on the housing overhaul was bookended by a flood of residents demanding the council cancel its Flock surveillance camera contract and an emotional push to extend a safe parking program set to expire this month.

• Modernized affordable housing ordinance introduced unanimously, extending rental affordability to 99 years and adding a 50% AMI income tier

• At least eight speakers urge council to cancel Flock license plate reader contract, citing privacy, litigation risk and 250+ opposition letters

• Advocates plead to extend expiring Safe Parking Program that has rehoused 38 individuals before month-end deadline

• School district's 70-unit workforce housing project advances, with all 11 below-market-rate units in the first construction phase

• Nick Gracia named fire chief for Pacifica, Daly City and Brisbane after national search

• Yes on Measure BB campaign launches for 1% city sales tax, backed by Teamsters and county Democrats

Pacifica Rewrites the Playbook on Affordable Housing

The council's marquee action was a first reading of Text Amendment TA-129-26, repealing and replacing Article 41 (Density Bonus) and Article 47 (Below Market Rate/Inclusionary Housing) of the Pacifica Municipal Code. The current density bonus ordinance dates to the 1980s and is effectively unenforceable; the inclusionary housing rules are roughly 20 years old.

The basics: A density bonus allows developers to build more units than zoning normally permits in exchange for including affordable ones. Inclusionary housing rules, sometimes called BMR (below market rate), require a share of units in new projects to be priced for lower-income households. Both tools are central to how cities produce affordable housing without spending public dollars directly.

Why it matters: Every future market-rate housing project in Pacifica will be governed by these rules. The overhaul aligns the city's code with state density bonus law (Government Code Section 65915) and the housing element programs the city committed to when it updated its long-range housing plan. The changes arrive as Pacifica enters a period of significant rezoning to meet state housing targets.

Where things stand: Community Development Director Samantha Updegrave and consultants Tim Davis and Alex Waggoner of Housing Endowment and Regional Trust of San Mateo County (HEART) walked the council through the key changes:

• Affordability duration: Rental units must remain affordable for 99 years (up from shorter terms). Ownership units carry a renewable 45-year affordability period.

• New income tier: A 50% AMI category joins the existing 80% and 110% AMI tiers, replacing the prior 80%/120% structure. (AMI stands for area median income — the benchmark used to set income limits for affordable housing eligibility.)

• Fractional units: When the math yields less than half a unit, developers pay an in-lieu fee rather than building a partial unit. The city's 2007 fee resolution would be updated, reflecting roughly a 70% increase indexed to construction costs.

• New alternatives: Off-site preservation of existing affordable housing is added as an option alongside in-lieu fees and land dedication.

• Timing: Affordable housing plans and agreements must be executed before building permits are issued, closing a gap in the current code.

Updegrave urged the council not to delay the update while waiting for a forthcoming Nexus study, expected in 2027, that will analyze the relationship between new development and the need for affordable housing.

"The danger in waiting is that the information will be released sometime next year. It could be an additional 12 months until we can really analyze it. And in the meantime, we have two years with a 40 and a 20-year-old ordinance that does not meet state law," said Updegrave.

Council Sides With Planning Commission on Approval Authority

The night's central policy debate centered on who gets to approve alternatives to building affordable units on-site — such as in-lieu fees, off-site construction, or land dedication. Staff initially proposed splitting that authority between city staff and the Planning Commission depending on the type of alternative. The Planning Commission, represented by Chair Samantha Hauser, recommended that all such alternatives require City Council approval.

"If a developer wanted predictability and expeditious processing, then they should build inclusionary units. And if they wanted something else, that privilege would have to be entertained by the council," said Hauser.

Mayor Christine Boles supported the Planning Commission's position, citing a past episode involving the Harmony One project where fee arrangements were altered without adequate public oversight.

"There were some shady things that happened with the Harmony One fee-in-lieu fee, where the units and a dedication of land were part of the agreement that was hard won by the public. And then somehow something happened that didn't come to the public where all that changed," Boles said.

Assistant City Attorney Karen Murphy drafted clarifying language during the meeting to ensure all alternatives to on-site construction require City Council approval, and the amendment was incorporated into the motion.

Generational Wealth and the 45-Year Clock

Vice Mayor Greg Wright raised a question that staff acknowledged would need further work: what happens when an owner of a BMR unit dies and the home passes to an heir? Under the proposed rules, the 45-year affordability period could restart upon transfer, potentially trapping families in perpetual restrictions that undermine the wealth-building purpose of affordable homeownership.

"If you take 69 years and you subtract the 45 years off — if your goal is to build generational wealth, somebody has to buy that unit at 24," Wright said, illustrating the math that could make inheritance meaningless for moderate-income families. The council deferred detailed drafting of inheritance language to a future agenda item.

The other side

Public commenter Suzanne Moore, who has advocated for affordable housing through Pacifica Housing for All, praised the work but asked the council to formally agendize the Nexus study results when available and to ensure all land dedication decisions remain with the council rather than being divided between the commission and council.

Former Mayor Sue Digre expressed frustration that state mandates are constraining local discretion on housing policy.

Public commenter Kimberly Finale asked about provisions for community amenities — childcare, green spaces, small grocery stores, bike facilities — in new developments to reduce car dependence and create true neighborhoods.

Decisions: The ordinance was introduced on first reading and passed unanimously (For: 5, Against: 0, Absent: 0) as amended with the Murphy language. Boles moved, Wright seconded.

What's next: A second reading and final adoption vote is expected at a future council meeting. The updated in-lieu fee resolution and any inheritance provisions will also need council action. The Nexus study, expected in 2027, could trigger further adjustments to fee levels and inclusionary percentages.

Residents Flood Mic to Oppose Flock Surveillance Cameras

Public comment was dominated by opposition to the city's contract with Flock Safety for automated license plate reader (ALPR) cameras, with at least eight speakers urging the council to cancel or not renew the agreement. No council action was taken — the comments came during open public comment — but the volume of opposition signals a politically charged contract renewal ahead.

Why it matters: Over 250 letters have been sent to the council opposing the Flock contract, according to public commenter Ren, who presented research on the system's financial and legal risks. Pacifica's budget constraints make potential litigation settlements a significant fiscal concern.

Where things stand: Ren cited a $1.9 million settlement in Aurora, Colo., after an ALPR misread an out-of-state plate, and a pending class action in San Jose with potential liability of $250,000 to $1 million.

"In Aurora, Colorado, there was a $1.9 million settlement because ALPRs misread an out-of-town plate," Ren said. "In the last two weeks, over 250 letters were sent by your constituents in opposition to renewing the Flock contracts."

Speakers Brennan, Sebastian Strasser, Liz Van Zyl, Tyler Kabana, Mika Padmanabhan-Kabana, Jeff Halley, and Jessica Shepherd each spoke against the cameras, raising concerns about privacy erosion, data retention and interagency sharing, the cost relative to policing needs, and the philosophical incompatibility of mass surveillance with Pacifica's community values. Strasser, who described himself as a Stanford-educated tech insider, warned about the corporate connections behind Flock, citing ties to investors Marc Andreessen and Peter Thiel.

The other side: Public commenter Mike Walman offered a counterpoint, acknowledging privacy concerns but urging a cost-benefit analysis. He cited a recent Flock-assisted robbery arrest in Pacifica and referenced a California appeals court ruling that there is no reasonable expectation of privacy on public roads.

What's next: The council has not publicly scheduled a vote on the Flock contract renewal, but the volume of organized opposition suggests the decision will draw significant attendance whenever it appears on an agenda.

Safe Parking Program Faces Expiration as Supporters Rally

Multiple speakers urged the council to extend and expand Pacifica's temporary RV Safe Parking Program, which provides monitored parking spots and wraparound services for unhoused vehicle dwellers and is set to expire at the end of September.

Why it matters: The program has rehoused 38 individuals, according to a statement from Suzanne Moore of Pacifica Housing for All read by public commenter Kimberly Finale. Moore's statement noted that over 75% of homeless individuals were previously housed and that people over 50 are the fastest-growing unhoused demographic.

Public commenter Joanne Rokoski of Faith in Action Bay Area urged both extension and expansion to unincorporated coast areas, noting that participants are largely Pacifica residents who were priced out of housing.

Public commenter Leslie Bode shared a personal account of childhood homelessness, including illness contracted in shelters and living in an RV in Pacifica.

"The RV Safe Parking program provides safety from illnesses, pest infestations, or exposure to people who are assaultive or aggressive that are sometimes encountered in shelters," Bode said, calling the program a potential model for San Mateo County.

Former Mayor Sue Digre drew a distinction between the screened, monitored Safe Parking Program — which she supports — and the separate issue of enforcement against unscreened RV dwellers who disrespect community standards. Public commenter Dustin Davidson reported unsanitary conditions from unmanaged oversized vehicles on the 400 block of Esplanada Avenue, underscoring the tension between compassionate housing solutions and neighborhood livability.

What's next: Without council action to extend the program before month's end, remaining participants will return to neighborhood streets.

Nick Gracia Named Fire Chief After National Search

Daly City Manager Tom Piccolotti surprised the council with the announcement that Nick Gracia, a 25-year Daly City Fire veteran who grew up locally and surfs at Lindamar, has been selected as the new fire chief for the North County Fire Authority — the joint powers authority serving Pacifica, Daly City, and Brisbane. Gracia was chosen from 30 national candidates after a multi-round process.

"Leadership for me will be available like I am right now. You will see me, I will be available," Fire Chief Nick Gracia said, emphasizing presence and collaboration.

Vice Mayor Greg Wright and other council members expressed appreciation for Gracia's coastal roots. Gracia replaces a chief who served 24 years; his familiarity with the area's unique coastal hazards — including wildfire, cliff erosion, and surf rescue — could strengthen the JPA's responsiveness.

Measure BB: Sales Tax Campaign Goes Public

Public commenter Pete Shoemaker announced the launch of the Yes on Measure BB campaign for a 1% Pacifica-only sales tax, endorsed by the San Mateo County Democratic Committee and Teamsters Local 856. The campaign website is yesonb.org.

"The math on this measure works out to about an extra $7 per month on average for each Pacifican. The price of one Venti Mocha Frappuccino at Starbucks," Shoemaker said.

He described the measure as essential to preserving city services, environmental programs, and recreation, and challenged opponents to present alternative solutions to the city's structural budget deficit.

Minor Items

• Consent calendar approved 5-0 (Items 1–6, 8–11), including routine disbursements and other administrative items.

• School district workforce housing (Item 7) passed 4-0 with Councilmember Sue Beckmeyer abstaining due to her employment with the Pacifica School District. The subdivision agreement covers 70 units on Oddstad Boulevard by Maverick Development, with all 11 below-market-rate units and 45 total units in the first construction phase. Phase two timing depends on bond financing.

• Coastal Cleanup Day proclamation: Mayor Boles recognized the 50th anniversary of the California Coastal Act and the 42nd annual Coastal Cleanup Day on Sept. 19. Deirdre Martin of the Pacific Beach Coalition noted it is also the 30th anniversary of Pacifica celebrating the cleanup. A "Butt Blitz" cigarette butt collection campaign runs through Oct. 31.

• Fog Fest preview: Co-presidents Teresa and Rhianna Karstad previewed the 39th annual festival on Sept. 26–27, featuring 24 bands on three stages and a parade themed "Happy 250th Anniversary America" with Ohlone grand marshals. Martin Anaya of Pacific Coast Television noted PCT managed the full entertainment lineup. Organizers appealed for volunteers ahead of next year's 40th anniversary.

• Public commenter Lila Rhonero raised safety concerns about a 90-foot city-owned cypress tree at Belfast and Grand, near active construction, with a history of falling branches. She asked the city to reassess risk ahead of anticipated El Niño storms.

• Public commenter Rhianna Karstad expressed gratitude for the city's Suicide Prevention Month proclamation, sharing that she lost her brother to suicide in 2016.

• The meeting was adjourned in honor of Alex Ferguson.