Pacifica Advances Housing Rules as 1,892 New Units Loom

Pacifica's Planning Commission unanimously advanced an overhaul of the city's affordable housing regulations in more than three decades, replacing a density bonus ordinance untouched since 1992 and rewriting the inclusionary housing program just as nearly 1,900 new units become possible under recent rezoning. The commission also signed off on a five-year capital improvement plan spanning fire stations, wastewater upgrades, and coastal trails — but parts of it remains unfunded.

• Density bonus and inclusionary housing ordinances get a complete rewrite to comply with state law, with 99-year rental affordability terms and new Below Market Rate (BMR) phasing rules

• Coastal zone carved out of the density bonus update pending Coastal Commission coordination; staff will return next fiscal year

• Commissioners clash over generational wealth implications of deed restrictions that reset when affordable homes change hands

• 2026-2031 Capital Improvement Program approved for general plan consistency, covering fire stations, wastewater, and trail projects

• Rockaway Beach bridge remains closed due to severe rust; city denied Coastal Conservancy grant funding

• San Mateo County median income hits $200,800 for a family of four, up 8% year-over-year

The basics: The Planning Commission recommended city council approve Text Amendment TA129-26, which repeals and replaces both the city's 1992 density bonus ordinance (Article 41) and its 2007 inclusionary housing program (Article 47). The overhaul brings Pacifica into compliance with Government Code 65915 and sets the framework for how affordable housing will be built as development applications arrive for sites rezoned under the housing element.