A Site Development Permit (SDP) is a discretionary planning approval reviewed by the Planning Commission at a public hearing. It ensures that new development is compatible with surrounding uses, consistent with the City's design standards, and in compliance with the General Plan and Local Coastal Plan.

The requirement for a Site Development Permit is established under the Pacifica Municipal Code (Title 9, Chapter 4, Article 32 - Site Development Permits). Please refer to the Municipal Code for specific requirements. The information provided below is a summary of these requirements but is not a substitute for the legal text.

When is a Site Development Permit Required?

A Site Development Permit is required in the following circumstances:

1. Multi-family and commercial development - Any new construction, or addition that increases gross square footage by 50% or more, in the R-1-H, R-3, R-3.1, R-3-G, R-3/L.D., R-5, or any Commercial zoning district.
   
   
2. Substandard lots - Any new construction on a substandard lot in the R-1 (Single-Family Residential) or R-2 (Two-Family Residential) zoning district.
   
   
3. Larger single-family homes - New single-family homes or additions to existing single-family homes that exceed the maximum floor area calculated using the following formula:
   
   

   M = T + F (√(L - S))

   Where:

   M = Maximum floor area permitted without Planning Commission approval
   T = Floor area threshold for a standard lot = 2,800 sq ft (constant)
   F = Multiplier factor = 12 (constant
   L = Actual lot size in square fee
   S = Standard lot size = 5,000 sq ft (constant)

   Note: Garage area exceeding 650 sq ft counts toward floor area for purposes of this calculation.
   
   The following table shows the maximum floor area permitted without a Site Development Permit for common lot sizes:

   Lot Size	Max Floor Area Without SDP
   5,000 square feet	2,800 square feet
   6,000 square feet	3,179 square feet
   7,500 square feet	3,400 square feet

    

4. Front yard setback reductions for garages - Any application to reduce the front yard setback for a garage in the R-1 (Single-Family Residential) zoning district, pursuant to PMC Section 9-4.2709.
   
   
5. As a condition of approval - An SDP may also be required as a condition of a Use Permit or Variance in any zoning district.

Findings for Approval

The Planning Commission may not approve a Site Development Permit if it makes any of the following findings. In other words, the project must avoid all of the following:

1. That the location, size, and intensity of the proposed operation will create a hazardous or inconvenient vehicular or pedestrian traffic pattern, taking into account the proposed use as compared with the general character and intensity of the neighborhood;

2. That the accessibility of off-street parking areas and the relation of parking areas with respect to traffic on adjacent streets will create a hazardous or inconvenient condition to adjacent or surrounding uses;

3. That insufficient landscaped areas have been reserved for the purposes of separating or screening service and storage areas from the street and adjoining building sites, breaking up large expanses of paved areas, and separating or screening parking lots from the street and adjoining building areas from paved areas to provide access from buildings to open areas;

4. That the proposed development, as set forth on the plans, will unreasonably restrict or cut out light and air on the property and on other property in the neighborhood, or will hinder or discourage the appropriate development and use of land and buildings in the neighborhood, or impair the value thereof;

5. That the improvement of any commercial or industrial structure, as shown on the elevations as submitted, is substantially detrimental to the character or value of an adjacent R District area;

6. That the proposed development will excessively damage or destroy natural features, including trees, shrubs, creeks, and rocks, and the natural grade of the site, except as provided in the subdivision regulations as set forth in Chapter 1 of Title 10 of the Pacifica Municipal Code;

7. That there is insufficient variety in the design of the structure and grounds to avoid monotony in the external appearance;

8. That the proposed development is inconsistent with the City's adopted Design Guidelines; or

9. That the proposed development is inconsistent with the General Plan, Local Coastal Plan, or other applicable laws of the City.

The Commission may also attach conditions of approval to ensure the project meets these standards.

Process

1. Application submittal — Submit a completed application, all required materials, and applicable fees to the Planning Division.
   
   
2. Staff review — Planning staff reviews the application for completeness and consistency with applicable standards. The application is routed to other agencies for review and comment, such as Public Works Engineering, the North County Fire Authority, and Public Works Wastewater Division.
   
   
3. Environmental review — Planning staff coordinate the environmental review of the application, preparing any necessary documentation and public notification required under the California Environmental Quality Act (CEQA).
   
   
4. Public hearing notice — At least 10 days before the hearing, notice is published in a local newspaper and mailed to all property owners within 300 feet of the project site.
   
   
5. Planning Commission hearing — The Commission holds a public hearing and takes action to approve, approve with conditions, or deny the permit.
   
   
6. Appeal period — The Commission's decision may be appealed to the City Council within 10 days of the decision.
   
   
7. Building permit — A building permit may not be issued until 10 days after the SDP is granted (or after City Council action on any appeal).

Permit Validity and Renewal

An approved Site Development Permit is valid for one year from the effective date. The permit remains valid if a building permit has been issued and construction has begun and is being diligently pursued, or if a certificate of occupancy has been issued. A one-year renewal may be granted by the Planning Commission if an application for renewal is filed before the permit expires.

Appeals

Planning Commission decisions on Site Development Permits may be appealed to the City Council within 10 days of the decision. Appeals must be filed in writing with the City Clerk and accompanied by the applicable fee. The Council may approve, deny, or modify the permit.

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