650 Cape Breton, Pacifica Timeline

June 2021 Pacifica Voice
Re:  May 18th community Zoom event

Church At Cape Breton
Author Mark Hubbell


Attachment 4 – Planning Commission Minutes – March 15, 2021

2. TA-119-21 File No. 2021-007 – Test Amendment TA-119-21, initiated by the City of Pacifica, to amend Sections 9-4.2306 and 9-4.260.3 of the City of Pacifica Zoning Regulations (Title 9, Chapter 4 of the Pacifica Municipal Code, to modify the identified uses subject to a special use permit and other conforming Amendments; the proposed amendments would affect all properties in Pacifica. Recommended CEQA Action: “General Rule” Exemption, CEQA Guidelines Section 15061(b)(3).

Chair Nibbelin wanted to clarify a few things based on feedback from public comments. He asked if he was correct that they were looking at amending provisions of the city’s code that deals with special use permits to narrow the uses eligible to pursue a special use permit and eliminating some categories, that include churches but also heleports, institutions of philanthropic nature, etc.

2021-03-15 Planning Commission – Full Minutes-1312.pdf



2/19/2021: Noise Impact Analysis


1) The noise environment around the project site was measured and found to be characterized by low overall average noise levels with frequent short-duration loud noise events.

2) Noise levels generated by a set of loudspeakers for a church gathering are predicted to be lower than the current ambient levels with the proposed layout and programming and hence would be imperceptible on the adjacent residential properties. Based on this, minimal impact to any humans or wildlife is expected due to noise generated by these activities.

3) The noise level attenuation is largely provided by the distance of the noise sources from the nearest adjacent housing.

4) The orientation of loudspeakers in the church and presence of noise blocking curtains are secondary factors providing additional noise attenuation.


2/18/2021: TUP (Temporary Use Permit) Application Form


2/17/2021:  From the TUP (Temporary Occupancy Permit): Proposed use For Church gatherings and would be the district office for the church.

Feb 16, 2021 7:00 PM | PC Staff Report : 3538

File No. 2020-013 – Temporary Use Permit TUP-1-20, filed by Iglesia Ni Cristo, to operate a church within a tent erected beneath an existing covered arena structure for a period not to exceed six months at 650 Cape Breton Drive (APN 018-170-060 & 022-320-200) in Pacifica.


Staff requires additional time to review the proposed temporary use permit (TUP) for compliance with the Pacifica Municipal Code (PMC).  The applicant is preparing additional information for staff’s review and the timeline for submission of this information to staff is currently unknown. 

Therefore, staff recommends continuing the public hearing to a date to be determined, in order to allow the applicant and staff adequate time to evaluate the TUP proposal for PMC compliance.

2/3/2021: Title Report dated 11/12/2020

2. TITLE TO SAID ESTATE OR INTEREST AT THE DATE HEREOF IS VESTED IN: Social Good Fund, Inc., a California non-profit corporation


2/3/2021: CCRs


2/3/2021: Attachments to title report



  • Planning Commission Meeting
  • The Planning Commission will either deny/approve the project, or continue the hearing to a later date.
    Subject to appeal to City Council.
  • Staff Report/Agenda Available On: January 13, 2021

Jan 19, 2021 7:00 PM | PC Staff Report : 3510

File No. 2020-013 – Temporary Use Permit TUP-1-20, filed by Iglesia Ni Cristo, to operate a church within a tent erected beneath an existing covered arena structure for a period not to exceed six months at 650 Cape Breton Drive (APN 018-170-060 & 022-320-200) in Pacifica,

DISCUSSION: Staff requires additional time to review the proposed temporary use permit (TUP).  Staff therefore recommends continuing the public hearing to the Planning Commission meeting of Tuesday, February 16, 2021.

1/19/2021 7:00 PM Minutes Packet – Planning Commission – Regular


Dep. Planning Director Murdock stated that he would like to touch on that point and why this application is even being considered as he thought that was an important fundamental point.


He stated that it was being continued because the approval of a temporary use permit, such as the one that Iglesia Ni Cristo has requested to operate a temporary church, required the city to make certain findings, either to approve or deny the application. He stated that the proposal was relatively simple, but as many members of the community have expressed, there are a number of complexities to it in that the indirect impacts from traffic, noise, etc., require an appropriate analysis in relation to the findings the city needs to make if they were to approve the permit. He added that the site has some complexity in the way it is configured with respect to the city’s zoning map and the site has split zoning. It was partial, in that a minority share of the site is zoned residential and the majority of the site in question for this application is zoned Commercial Recreation or C-R. Over the entirety of the site in question is the Hillside Preservation District, HPD overlay, and in analyzing this application, the city is required to consider the appropriate uses and policies as they apply to the underlying zoning districts. He stated that, even though it was a temporary use permit, it is more complex than typical temporary use permits and they found that they needed additional time to analyze all the relevant factors to make an informed recommendation to the Planning Commission.


Regarding why this is being considered, he stated that Pacifica’s Municipal Code has an assortment of uses and types of development for which people may apply for different types of permits. He stated that the temporary use permit is a type of permit that property owners can seek or their authorized agents can pursue on a piece of property with property owner authorization. He stated that, in this case, the city was not in a position to reject this or other applications without giving them fair consideration and assuring that they meet the application requirements in terms of minimum informational requirements and that is the due process right of this particular applicant and the city is fairly applying their right to apply under the Pacifica Municipal Code and ultimately to have a public hearing before the Planning Commission on this matter.


1/12/2021: Temporary Use Permit hearing moved to February 16, 2021

1/12/2021:  Pacifica Tribune news briefs, Jan. 12, 2021

Hearing planned about church use of stables

A Pacifica Planning Commission hearing has been scheduled for 7 p.m. on Tuesday, Jan. 19, to discuss a temporary use permit for six months by Iglesia Ni Cristo. The permit would allow the church to operate within a tent erected beneath a covered arena at 650 Cape Breton Drive.

View the meeting agenda at Http://pacificacityca,iqm2.com. It is also posted in the Planning Department window at 1800 Francisco Blvd. Audience members may participate by Zoom or watch the meeting on PCT Channel 26. City staff set up a web portal on the city website so interested parties can stay up to date on the hearing and proposed project.

— Jane Northrop

1/7/2021: TUP Letter of Explanation

Proposed Use The proposed use for the property is for Church gatherings at a portion of the existing covered riding arena. The riding arena is the same venue that held previous gatherings for recreation activities. The existing tenant (equestrian center) along with the horses housed at the site will relocate to a new facility. According to the current property owner, the tenants and the horses will vacate the site by November 30, 2020.

The first floor of the existing office building will be utilized as the District office for the Church. The 2nd floor apartment at the office building and the single-family house will remain and will be used by ministers of the Church.

There is no development work included in this application for a Temporary Use Permit. We will use the existing leveled areas and driveways at the site. As such, there will be no grading or earthwork required. Landscaped and vegetated areas will remain as is.

Restroom facilities for the worshipers are provided by the 2 (two) existing single user restrooms located at the stables adjacent to the arena. Additionally, an accessible restroom is provided in the existing office building across from the arena.

Pacifica Municipal Code, Section 9-4.28189(f)(1) requires one parking space for each 100 square feet of assembly area without fixed seating and 1 space per 5 seats for fixed seating. The proposed assembly area is 596 SF (exclusive of fixed seating), which would require 6 parking spaces. Fixed seating for 129 seats requires 26 spaces. Parking for 32 cars is shown provided at the existing parking areas at the main entrance, in front of the arena and in front of the office building. Please see site plan on A-001 for reference. Additional open space parking is also available throughout the site.

Accessible parking is included within the parking area in front of the riding arena. An accessible path is also provided from the parking area to the gathering area in the riding arena. Additional accessibility features will also be provided, as required, to comply with applicable building code requirements.

1/5/2021: Traffic Impact Analysis

12/23/2020: Project Plans

12/23/2020: Professional (Additional) Traffic Impact Analysis

“The project does not propose construction of new buildings or demolition of the existing buildings and structures.”

Table 1: Trip Generation for Proposed Church Land Use at 650 Cape Breton Drive Service Day Time Worship

Saturday 10:00 a.m.- 11:00 a.m.

Sunday 9:00 a.m.- 10:00 a.m.

Wednesday 7:30 p.m.- 8:30 p.m.

Thursday 7:30 p.m.- 8:30 p.m.

Bible Study Monday 7:30 p.m.- 8:30 p.m.

Friday 7:30 p.m. – 8:30 p.m.

The number of attendees for all services can be up to the number of seats provided. Any guests of visitors are required to pre-register to attend any service to control the number of people at the site. The trip generation rates in the 10th Edition of Trip Generation, published by the Institute of Transportation Engineers (ITE), were used to determine the trips for the proposed project and existing land uses where applicable. The ITE Trip Generation Manual does not provide trip rates for uses similar to Equestrian Center. Therefore, the trip generation for the existing Equestrian Center was calculated using trip rates from a trip generation study performed for the Sycamore Trails Stables Equestrian Center near San Juan Capistrano, California (prepared by LLG Engineers in December 2008). The trip rates derived in the Sycamore Trails Stables Equestrian Center trip generation study have been used for similar traffic impact studies in Los Angeles County and Contra Costa County.

12/23/2020: Sold for $3,490,000 | Iglesia N Cristo

12/16/2020: OSPAC meeting YouTube

The purpose of this meeting was for feedback only. No decision was made on the proposal.

12/4/2020: Application Deemed Complete by city

11/19/2020: Articles of Incorporation – Social Good Fund

11/6/2020: Iglesia Ni Cristo donation to Terra Nova High School described as $10,000 and several Chrome Books

10/12/2020: TUP (Temporary Use Permit) application received by city

10/12/2020: TUP Reimbursement Agreement


10/12/2020: TUP Environmental Information Form

City of Pacifica forms referred to can be found here.

08/06/2020: Property goes into contract

5/8/2020: Price reduced to $3,750,000

2/5/2020: Cape Breton Property goes on the market for $4,400,000

10/25/2017: Abraham S. Farag, who was charged in an indictment returned by a federal grand jury in the U.S. District Court for the Northern District of California on October 22, 2014, pleaded guilty to one count of bid rigging.

7/29/2015: More than 20 people still on the streets months after city calls building “uninhabitable” — and landlord fights relocation fees.

12/2013: Land purchased by Golden Gate Stables | Paul Lancaster and Abraham Farag

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