Agenda — Pacifica City Council, April 24, 2023 (part 2 of 5)

BEGINNING at the northerly corner of said parcel described in said Resolution No. 960; Thence southwesterly along the southeasterly line of said parcel, South 20°29’17” West, 281.03 feet; Thence leaving said southeasterly line, North 69°30’43” West, 49.64 feet; Thence North 45°00’00” West, 233.44 feet;
Thence North 45°00’00” East, 7.50 feet;
Thence North 45°00’00” West, 204.53 feet to the beginning of a tangent curve to the left; Thence along said curve, having a radius of 10.00 feet, through a central angle of 90°00’00”, for an arc length of 15.71 feet;
Thence South 45°00’00” West, 65.58 feet to the beginning of a tangent curve to the right; Thence along said curve, having a radius of 24.00 feet, through a central angle of 131°35’57”, for an arc length of 55.12 feet to a point on the southeasterly right-of-way line of Oddstad Boulevard, said point also being on the northwesterly line of said Lot 22, as shown on said map; Thence northwesterly along said southeasterly right-of-way line, said southeasterly right-of-way line being common to said Lots 22, 23, 37, 38, & 45, the following three (3) courses:
1) North 45°00’00” East, 232.34 feet to the beginning of a tangent curve to the right; 2) Along said curve, having a radius of 638.00 feet, through a central angle of 11°49’00”, for an arc length of 131.58 feet to the beginning of a reverse curve to the left; 3) Along said curve, having a radius of 1632.00 feet, through a central angle of 03°31’08”, for an arc length of 100.23 feet;
Thence leaving said line, South 36°42’08” East, 14.84 feet to the beginning of a tangent curve to the left; Thence along said curve, having a radius of 60.00 feet, through a central angle of 36°01’54”, for an arc length of 37.73 feet;
Thence South 72°44’01” East, 39.36 feet to the beginning of a tangent curve to the right; Thence along said curve, having a radius of 60.00 feet, through a central angle of 27°41’10”, for an arc length of 28.99 feet;

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Packet Pg. 174 Attachment: Attachment B - Draft Ordinance Approving Rezoning and Development Plan (5327 : Pacifica School District Workforce Housing Pacifica School District Workforce Housing Project
File No. 2020-009: 930 Oddstad Blvd. (APN 023-672-600)
4894-1736-5854 v1
Thence South 45°02’52” East, 109.32 feet;
Thence North 44°57’08” East, 145.00 feet;
Thence South 46°45’00” East, 153.84 feet to the southeasterly line of said Lot D; Thence along said southeasterly line, South 43°15’00” West, 278.59 feet to the POINT OF BEGINNING.

Containing 204,273 square feet or 4.69 acres, more or less.

Lot 3
All that certain real property situate in the City of Pacifica, County of San Mateo, State of California, being all of Lots 46 and 47, inclusive, Lots 50-53, inclusive, Lot 56 and Big Bend Court, Block 6, and being a portion of Lots 43-45, Lots 48 and 49 and Lot D, block 6, as said lots are shown on that certain map entitled “PARK PACIFICA HIGHLANDS NO. 1”, filed for record on October 5, 1965, in Volume 63 of Maps at Pages 13, 14 and 15, Records of San Mateo County, being more particularly described as follows:

BEGINNING at the easterly corner of said Lot D, as shown on said map; Thence southwesterly along the southeasterly line of said Lot D, South 43°15’00” West, 245.53 feet; Thence leaving said line, North 46°45’00” West, 153.84 feet; Thence South 44°57’08” West, 145.00 feet;
Thence North 45°02’52” West, 109.32 feet to the beginning of a tangent curve to the left; Thence along said curve, having a radius of 60.00 feet, through a central angle of 27°41’10”, for an arc length of 28.99 feet;
Thence North 72°44’01” West, 39.36 feet to the beginning of a tangent curve to the right; Thence along said curve, having a radius of 60.00 feet, through a central angle of 36°01’54”, for an arc length of 37.73 feet;
Thence North 36°42’08” West, 14.84 feet to a point on the southeasterly right-of-way line of Oddstad Boulevard, said point also being on the northwesterly line of said Lot 45, as shown on said map, said point also being the beginning of a non-tangent curve to the left, whose radius point bears North 36°42’08” West; Thence northwesterly along said southeasterly right-of-way line, said southeasterly right-of-way line being common to said Lots 45, 46, 51-53, and along said curve, having a radius of 1632.00 feet, through a central angle of 14°27’00”, for an arc length of 411.59 feet to the northerly corner of said Lot 53; Thence leaving said southeasterly right-of-way line, and along the northeasterly line of said Lots 53, 56 and D, the following three (3) courses:
1) South 51°09’07” East, 144.95 feet;
2) South 41°19’17” East, 57.78 feet;
3) South 45°49’00” East, 160.00 feet to the POINT OF BEGINNING.

Containing 121,203 square feet or 2.78 acres, more or less.

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Packet Pg. 175 Attachment: Attachment B - Draft Ordinance Approving Rezoning and Development Plan (5327 : Pacifica School District Workforce Housing 1 ORDINANCE NO.

AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF PACIFICA APPROVING DEVELOPMENT AGREEMENT DA-3-20 TO APPROVE AND AUTHORIZE A

DEVELOPMENT AGREEMENT BETWEEN THE PACIFICA SCHOOL DISTRICT AND

CITY OF PACIFICA TO PROVIDE CERTAIN PUBLIC AND PRIVATE BENEFITS IN CONJUNCTION WITH A DEVELOPMENT PROJECT AT 930 ODDSTAD BOULEVARD (APN 023-672-600) (FILE NO. 2020-009).

WHEREAS, California Government Code section 65864 et seq. authorizes a city and a developer having a legal or equitable interest in real property to enter into a binding, long-term development agreement establishing certain development rights in the property; and WHEREAS, the City Council of the City of Pacifica adopted Ord. 837-C.S., establishing Article 50 of Chapter 4, Title 9, authorizing the execution of development agreements and setting forth the procedures for approving development agreements; and
WHEREAS, the Pacifica School District owns certain real property known as the former Oddstad Elementary School located at 930 Oddstad Boulevard (APN 023-672-600) (“Property”); and WHEREAS, the Pacifica School District (“Developer”) has submitted an application for construction of a 70-unit residential development including a property management office, residents’ commons building, and public restroom/changing facilities located at 930 Oddstad Boulevard (APN 023-672-600); removal of three heritage trees; a division of land into three individual lots; a development agreement with certain public and developer benefits, including use of playing fields; a rezoning to change the zoning classification to the P-D Planned Development District; and a Development Plan and a Specific Plan to insure the proper orientation, design character and compatibility of the construction of 70 residential units across seven buildings, a property management office, residents’ commons, and public restroom and changing facility (“Project”); and
WHEREAS, the City Council of the City of Pacifica adopted Resolution No. __________ on April 24, 2023, to certify a final environmental impact report (“EIR”) including a mitigation monitoring and reporting program (MMRP), findings of fact, and statement of overriding considerations for the Project (State Clearinghouse No. 2021100457); and
WHEREAS, the proposed development agreement would incorporate certain public benefits and developer benefits including, but not be limited to, use of parkland in excess minimum required parkland dedication requirements for the Project, construction of restroom/changing room facilities for public use, maintenance of park facilities by Developer, construction of all below-market rate (BMR) housing units in Phase 1 of the Project, and vested rights for the Developer to proceed with the subject development; and
WHEREAS, City and Developer have reached mutual agreement on the terms of the Development Agreement to facilitate development of the Project subject to the conditions and requirements set forth therein, in the form attached hereto as Exhibit “A” (the “Development Agreement”); and WHEREAS, the Planning Commission, after giving all public notices required by Government Code sections 65090 and 65091 conducted a public hearing on March 20, 2023, and at that hearing considered all oral and written information, testimony, and comments received during the public review process, including information received at the public hearing, the oral report from City staff, the written

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Packet Pg. 176 Attachment: Attachment C - Draft Ordinance Approving Development Agreement (5327 : Pacifica School District Workforce Housing Project - 2 report from City staff, materials, exhibits presented, and all other information that constitutes the record of proceedings on which the Planning Commission has based its decision; and WHEREAS, on March 20, 2023, the Planning Commission, after consideration of all pertinent plans, documents, and testimony, adopted Resolution No. 2023-006 approving Specific Plan-173-20, Vesting Tentative Subdivision Map SUB-248-20, and Heritage Tree Removal Authorization (“Development Permits”) and recommending City Council approval of Development Agreement DA-3-20 as well as Rezoning RZ-205-20 and Development Plan DP 81-20; and WHEREAS, the City Council after giving all public notices required by Government Code sections 65090 and 65091 conducted a public hearing on April 24, 2023, and at that hearing considered all oral and written information, testimony, and comments received during the public review process, including information received at the public hearing, the oral report from City staff, the written report from City staff, the recommendation of the Planning Commission, materials, exhibits presented, and all other information that constitutes the record of proceedings on which the City Council has based its decision; and WHEREAS, the City Council, after the duly noticed public hearing on April 24, 2023, introduced this Ordinance.

NOW, THEREFORE, the City Council of the City of Pacifica does ordain as follows:

Section 1. Recitals. The City Council of the City of Pacifica does hereby find that the above referenced recitals are true and correct and material to the adoption of this Ordinance.

Section 2. Compliance with CEQA. The City Council of the City of Pacifica adopted Resolution No. __________ on April 24, 2023, to certify a final environmental impact report (“EIR”) including a mitigation monitoring and reporting program (MMRP), findings of fact, and statement of overriding considerations for the Project (State Clearinghouse No. 2021100457).

Section 3. General Plan and Local Coastal Plan Consistency. The City Council hereby finds that the provisions of the Development Agreement and the Project are consistent with the following General Plan policies:

1. Promote a Positive Image. Promote a positive image of Pacifica as a desirable place to work, live and visit (ES-G-3);

2. Appropriate Site Design. Ensure that development projects adjacent to protected natural areas are designed to minimize impacts on those areas by employing low impact development techniques for stormwater management, using native/non-invasive landscaping, and minimizing nighttime lighting and glare (ES-I-36);

3. Concentrated Development. Focus new development in or directly adjacent to already-developed areas, where it can be served by existing public services and where it will not have significant impacts on coastal or other resources (LU-G-2);

4. Future Residential Development. Limit development to sites that are not critical for open space connections or habitat preservation, and which will be in harmony with the surrounding natural setting (LU-G-3);

5. Private Parking. Ensure adequate off-street parking in all new development (CI-G-20);

6. Development of City Parks. Create and enhance neighborhood and pocket parks and plazas to provide access to local recreational space to all Pacifica residents (OC-G-1);

7. School Playfields. Continue to cooperate with the school districts to make school play fields available for public use after school hours (OC-G-4);

8. Park Land Dedication or In-Lieu Fees. For new development, continue to require the dedication of land or payment of in-lieu fees to provide park land at a ratio of five acres per 1,000 residents (OC5.c Packet Pg. 177 Attachment: Attachment C - Draft Ordinance Approving Development Agreement (5327 : Pacifica School District Workforce Housing Project - 3 I-1);

9. Optimize Public Facilities. Ensure that public facilities are adequate to meet needs, and plan for opportunities that help to meet goals of school districts and the City (OC-G-11);

10. School Site Reuse and Redevelopment. Identify appropriate future land uses for unused school sites that are compatible with existing neighborhoods (OC-I-55);

11. Prioritize in-fill residential development (Housing Element #4.D.i);

12. Provide housing opportunities for all income groups (Housing Element 8.A. page 114); and

13. Provide a choice of housing types and densities (Housing Element 8.A. page 114).

Section 4. Factors for Consideration. The City Council hereby finds that the Development Agreement, which vests the right to build the Project meets the considerations in section PMC section 9-4.5007 as follows:

1. Other pending applications and approved projects.

The Project site is located at 930 Oddstad Boulevard. There are no other pending applications or projects recently approved in the immediate vicinity.

2. The traffic, parking, public service, visual, and other impacts of the proposed development project upon abutting properties and the community.

The Project site consists of an in-fill development with direct access to a public street and utilities within Oddstad Boulevard. The Project would not result in any adverse impacts to public health, safety, or welfare as conditioned. In particular, the Project is consistent with the Low Density Residential land use designation in the General Plan, providing 70 residential units on 7.47 acres, which is approximately nine dwelling units per gross acre. Building mass would be broken up into seven residential buildings and three buildings with accessory uses, as opposed to a single building as would be required under current General Plan and zoning standards.

The Transportation Analysis evaluated intersections along Oddstad Boulevard and estimated that there would be no noticeable change in the level of service or traffic conditions due to the project, which is consistent with the General Plan’s Circulation Element Policy CI-I-18 which indicates the city should strive to maintain a certain level of service. The Project would not exceed the threshold. Additionally, the Project is anticipated to result in two additional trips per minute during peak hours which is not expected to be noticeable to the surrounding community.

3. Ability of the applicant to address public facility needs and financing obligations.

The Development Agreement would establish certain developer benefits and public benefits. These include, but are not limited to, Developer benefits including vested rights to proceed with development under the City’s current land use regulations.

Public benefits include, but are not limited to, public use of the 4.9 acre fields located at 930 Oddstad for at least 20 years, field improvements (drainage improvements, parking lot sealing and striping, basketball hope installation), a public building with restrooms and changing rooms, ongoing maintenance of the fields and facilities by the Developer for at least 20 years term, and a potential 1.4 acre dedication after 20 years.

These public improvements and community benefits would increase park and recreation availability and the Developer’s agreement to operate and provide maintenance of the fields and amenities enhances City operations while minimizing costs to the City. Maintenance of the fields, in 2022 dollars, is anticipated to be $243,704 annually and would be considered a community benefit. However, the costs that are incurred by the Developer for drainage improvements, striping, construction of the public restroom, and basketball hoops, would be credited to the Developer for its obligation to pay $961,984 for the Parkland Improvement

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Packet Pg. 178 Attachment: Attachment C - Draft Ordinance Approving Development Agreement (5327 : Pacifica School District Workforce Housing Project - 4 Fee.

Public benefits would also include construction of all BMR housing units in Phase 1 of the Project, regardless whether Phase 2 of the Project is ever constructed. Therefore, a public benefit would be provided by ensuring the creation of affordable housing for the community.

4. The relationship of the project to the City's growth management program.

5. The provisions included, if any, for reservation, dedication, or improvement of land for public purposes or accessibility to the public.

The proposed public benefits in the Development Agreement would include improvements to the playing fields at Oddstad Boulevard. These improvements would include construction of additional off-street parking facilities, striping, and drainage improvements. These improvements and the availability of the playing fields would create park and recreation opportunities for the public.

6. The type and magnitude of the project's economic effects to the City of Pacifica, and of its contribution, if any, toward meeting the City's housing needs, including affordable housing.

The Project provides a total of 70 residential units across various income levels including 11 below market rate units at low- and moderate- income levels, subsidized housing for Developer’s employees, and market rate housing. The project seeks to support the Developer in its goals of attracting and retaining quality employees, which benefits Pacifica residents.

Playing fields would be accessible to the Pacifica community and would be operated and maintained by the Developer at no cost to the City for a minimum of 20 years. The savings of not having to perform operations or maintenance on the fields results in an annual savings of $243,704 in 2022 dollars.

Extrapolated over the 20-year term of this provision, this amounts to a total of $4,874,080 in savings.

7. Any other comparable, relevant factor or factors.

The Project would result in an appropriate development of the site given its in-fill nature and access to existing City infrastructure. The Project would be compatible with existing residential uses, and Pacifica residents will be able to utilize the project’s playing fields. Given the Project’s proximity to Frontierland Park, the addition of playing fields to the City’s parkland inventory helps to make the area a local destination for recreation. The Project, in whole, inclusive of the provisions of the Development Agreement, would be positive for the City of Pacifica and would not adversely affect public health, safety, or welfare.

Section 5. Approval. The City Council does hereby approve and authorize the City Manager to execute the Development Agreement in the form attached hereto as Exhibit “A”, with minor technical, non-substantive revisions that may be approved by the City Manager in consultation with the City Attorney. Upon execution of the Development Agreement by all parties, the City Clerk is hereby directed to record the Development Agreement with the San Mateo County Recorder’s Office.

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Packet Pg. 179 Attachment: Attachment C - Draft Ordinance Approving Development Agreement (5327 : Pacifica School District Workforce Housing Project - 5 Section 6. Severability. If any section, subsection, sentence, clause or phrase of this Ordinance is for any reason held to be invalid, such decision shall not affect the validity of the remaining portions of this Ordinance. The City Council hereby declares that it should have adopted the Ordinance and each section, subsection, sentence, clause or phrase thereof, irrespective of the fact that any one or more sections, subsections, sentences, clauses or phrases be declared unconstitutional.

Section 7. Effective Date. This Ordinance shall become effective thirty (30) days following its passage and adoption.

Section 8. Publication. The City Clerk is hereby ordered and directed to certify to the passage of this Ordinance by the City Council of the City of Pacifica, California, and cause the same to be published once in The Pacifica Tribune, a newspaper of general circulation, published and circulated in the City of Pacifica, California.
* * * * *
PASSED AND ADOPTED this day of , 2023, by the following vote:

AYES:

NOES:

ABSTAIN:

ABSENT:

Tygarjas Bigstyck, Mayor
ATTEST: APPROVED AS TO FORM:

Sarah Coffey, City Clerk Michelle Marchetta Kenyon, City Attorney

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Packet Pg. 180 Attachment: Attachment C - Draft Ordinance Approving Development Agreement (5327 : Pacifica School District Workforce Housing Project -

EXHIBIT
A
DEVELOPMENT AGREEMENT DA-3-20

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Packet Pg. 181 Attachment: Attachment C - Draft Ordinance Approving Development Agreement (5327 : Pacifica School District Workforce Housing Project - 1 RECORDING REQUESTED BY
AND WHEN RECORDED RETURN TO:

City of Pacifica
City Clerk’s Office
540 Crespi Drive
Pacifica, CA 94044
Attn: City Clerk
Record Without Fee
Pursuant to Government Code
Section 27383
Space Above Reserved for Recorder’s Use Only

DEVELOPMENT AGREEMENT
(DA-3-20, File No. 2020-009)

BY AND BETWEEN

CITY OF PACIFICA
AND

PACIFICA SCHOOL DISTRICT
Effective Date:

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Packet Pg. 182 Attachment: Attachment C - Draft Ordinance Approving Development Agreement (5327 : Pacifica School District Workforce Housing Project -

TABLE OF CONTENTS
Page
-iARTICLE 1 DEFINITIONS.......................................................................................................... 3

1.1 Definitions.............................................................................................................. 3 ARTICLE 2 EFFECTIVE DATE AND TERM ............................................................................ 6

2.1 Effective Date ........................................................................................................ 6

2.2 Term of Agreement................................................................................................ 6

2.3 City Representations and Warranties..................................................................... 7

2.4 District Representations and Warranties................................................................ 7 ARTICLE 3 DEVELOPMENT OF THE PROPERTY................................................................. 7

3.1 Vested Rights......................................................................................................... 7

3.2 Applicable Law...................................................................................................... 7

3.3 Development Timing ............................................................................................. 8

3.4 Regulation by Other Public Agencies.................................................................... 9

3.5 Life of Project Approvals..................................................................................... 10

3.6 District’s Right to Rebuild................................................................................... 10

3.7 State and Federal Law.......................................................................................... 10 ARTICLE 4 FEES ....................................................................................................................... 10

4.1 Impact Fees.......................................................................................................... 10

4.2 Processing Fees.................................................................................................... 11

4.3 Other Agency Fees............................................................................................... 11

4.4 Connection Fees................................................................................................... 11 ARTICLE 5 PARKLAND DEDICATION AND PUBLIC BENEFITS..................................... 11

5.1 Parkland Dedication and Recreation Site.. .......................................................... 11

5.2 Residents’ Commons Building / Occasional Use by City ................................... 13

5.3 Sales Tax Point of Sale Designation.................................................................... 14 ARTICLE 6 ANNUAL REVIEW ............................................................................................... 14

6.1 Annual Review..................................................................................................... 14 ARTICLE 7 COOPERATION AND IMPLEMENTATION...................................................... 15

7.1 Subsequent Approvals ......................................................................................... 15 ARTICLE 8 AMENDMENT OF AGREEMENT AND PROJECT APPROVALS................... 15

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Packet Pg. 183 Attachment: Attachment C - Draft Ordinance Approving Development Agreement (5327 : Pacifica School District Workforce Housing Project -

TABLE OF CONTENTS
(continued)
Page
-ii8.1 Amendment by Written Consent ......................................................................... 15

8.2 Major Amendments to Agreement....................................................................... 15

8.3 Minor Amendment............................................................................................... 16

8.4 Requirement for Writing...................................................................................... 16

8.5 Subsequent CEQA Review.................................................................................. 16 ARTICLE 9 INSURANCE, INDEMNITY AND COOPERATION IN THE EVENT OF LEGAL CHALLENGE ....................................................................................... 16

9.1 Insurance Requirements....................................................................................... 16

9.2 Indemnity and Hold Harmless............................................................................. 17

9.3 Defense and Cooperation in the Event of a Litigation Challenge ....................... 17 ARTICLE 10 ASSIGNMENT, TRANSFER AND NOTICE ..................................................... 17

10.1 Assignment .......................................................................................................... 17

10.2 Successive Assignment........................................................................................ 18 ARTICLE 11 MORTGAGEE PROTECTION............................................................................ 18

11.1 Mortgagee Protection........................................................................................... 18

11.2 Mortgagee Not Obligated .................................................................................... 18

11.3 Notice of Default to Mortgagee ........................................................................... 19

11.4 No Supersedure.................................................................................................... 19 ARTICLE 12 DEFAULT; REMEDIES; TERMINATION ........................................................ 19

12.1 Breach and Default .............................................................................................. 19

12.2 Withholding of Permits........................................................................................ 19

12.3 Termination.......................................................................................................... 20

12.4 Specific Performance for Violation of a Condition ............................................. 20

12.5 Legal Actions....................................................................................................... 20

12.6 Rights and Remedies Are Cumulative................................................................. 20

12.7 No Damages......................................................................................................... 20

12.8 Resolution of Disputes......................................................................................... 21

12.9 Surviving Provisions............................................................................................ 21 ARTICLE 13 GENERAL PROVISIONS ................................................................................... 21

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Packet Pg. 184 Attachment: Attachment C - Draft Ordinance Approving Development Agreement (5327 : Pacifica School District Workforce Housing Project -

TABLE OF CONTENTS
(continued)
Page
-iii13.1 Covenants Binding on Successors and Assigns and Run with Land................... 21

13.2 Notice................................................................................................................... 21

13.3 Permitted Delays.................................................................................................. 22

13.4 Counterparts......................................................................................................... 22

13.5 Waivers................................................................................................................ 22

13.6 Construction of Agreement.................................................................................. 23

13.7 Headings .............................................................................................................. 23

13.8 Severability .......................................................................................................... 23

13.9 Time is of the Essence ......................................................................................... 23

13.10 Extension of Time Limits .................................................................................... 23

13.11 Signatures............................................................................................................. 23

13.12 Entire Agreement................................................................................................. 23

13.13 Estoppel Certificate.............................................................................................. 23

13.14 Recordation of Termination................................................................................. 24

13.15 City Approvals and Actions................................................................................. 24

13.16 Negation of Partnership ....................................................................................... 24

13.17 No Third Party Beneficiaries............................................................................... 24

13.18 Governing State Law ........................................................................................... 24

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Packet Pg. 185 Attachment: Attachment C - Draft Ordinance Approving Development Agreement (5327 : Pacifica School District Workforce Housing Project - 1 DEVELOPMENT AGREEMENT (DA- )
This Development Agreement (“Agreement”), dated as of the Effective Date, is entered into by and between the City of Pacifica, a California municipal corporation (“City”) and Pacific School District, a California school district (“District”). District and City may be referred to individually in this Agreement as a “Party” and collectively as the “Parties.”

R E C I T A L S
A. In order to strengthen the public planning process, encourage private participation in comprehensive planning, and reduce the economic costs and risks of development, the Legislature of the State of California enacted section 65864 et seq. of the Government Code (“Development Agreement Statute”) which authorizes a city and a school district having a legal or equitable interest in real property to enter into a binding, long-term development agreement establishing certain development rights in the property.

B. In accordance with the Development Agreement Statute, the City Council of the City of Pacifica enacted Pacifica Municipal Code (“PMC”) section 9-4.5001 et seq. (“Development Agreement Regulations”), which authorize the execution of development agreements and set forth the required contents and form of those agreements. The provisions of the Development Agreement Statute and the City’s Development Agreement Regulations are collectively referred to herein as the “Development Agreement Law.” C. District is the owner of that certain real property located at 930 Oddstad Boulevard, in the City of Pacifica, also known as Assessor’s Parcel Number 023-672-600, and described in Exhibit A attached hereto and incorporated herein by this reference (the “Property”).

D. District has submitted applications to the City for a Rezoning (RZ-205-20), Development Agreement (DA-3-20), Development Plan (DP-81-20), Specific Plan (SP-173-20), Vesting Tentative Parcel Map (SUB-248-20), and Heritage Tree Removal Authorization for the development of seventy (70) residential housing units, residential amenity buildings and improvements, circulation improvements, open space and landscaping, and recreational fields and amenities, attached hereto and incorporated herein by reference (the “Project”).

E. The Project is proposed to be developed in two phases. Phase 1 generally consists of four (4) residential buildings consisting of forty-five (45) units, three (3) amenity buildings, circulation and other improvements, and retention of and improvements to existing recreational fields, (“Phase 1”). Of the units in Phase 1, eleven (11) shall be designated as below-market rate units consistent with the requirements in Pacifica Municipal Code Title 9, Chapter 4, Article 47.

Phase 2 generally consists of three (3) residential buildings consisting of twenty-five (25) units, and circulation and other residential amenities (“Phase 2”). The improvements to the existing recreational fields in Phase 1 consist of drainage improvements, natural turf repairs, parking lot sealing/striping, and basketball hoop installation (all located on Lot 1), as described in more detail in Exhibit B, attached hereto and incorporated herein by this reference (“Parkland Improvements”). The following two buildings are also in Phase 1, and more particularly described in Exhibit B: (1) the residents’ common amenity building to be constructed on a

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Packet Pg. 186 Attachment: Attachment C - Draft Ordinance Approving Development Agreement (5327 : Pacifica School District Workforce Housing Project - 2 portion of Lot 2 (that is immediately adjacent to Lot 1), which includes a snack window/kiosk and covered picnic area that will serve the public and community groups under terms and conditions described herein (”Residents’ Commons Building”); and (2) a restroom structure on Lot 2 (that is immediately adjacent to Lot 1), which includes new restrooms/changing rooms that will be used in conjunction with the Parkland Improvements (“Recreation Restroom”).

F. In order to satisfy the parkland dedication requirements of the Project, District shall maintain and operate that 4.99-acre portion (“Lot 1”) of the Property depicted in Exhibit C, attached hereto and incorporated herein by reference, and the Parkland Improvements to be constructed thereon, for public use for a period of at least twenty (20) years (“Recreation Site”).

The Recreation Site consists of 1.4-acres that would have been required to be dedicated (“Dedication Acreage”) and an additional 3.59 acres of parkland and recreational property (“Additional Parkland”). After the initial 20-year public use period of the Recreation Site, the Parties have agreed that District may withdraw the Additional Parkland from public use on the terms set forth herein.

G. City and District have reached mutual agreement on the terms of this Agreement and desire to voluntarily enter into this Agreement to facilitate development of the Project subject to the conditions and requirements set forth herein.

H. Pursuant to the California Environmental Quality Act (“CEQA”) (Public Resources Code section 21000 et seq.), an Environmental Impact Report (“EIR”) has been prepared and adopted for the Project. As required by CEQA, the City has certified the EIR, and adopted written findings and a Mitigation Monitoring and Reporting Program (“MMRP”) on , pursuant to Resolution No. .

I. Prior to or concurrently with approval of this Agreement, the City will take numerous actions in connection with the approval of the Project on the Property. The approvals and development actions described herein are collectively referred to as the “Existing Approvals”: (1) Rezoning; (2) Development Plan; (3) Specific Plan, (4) Vesting Tentative Parcel Map, and (5) Heritage Tree Removal Authorization.

J. City has given the required notice of its intention to adopt this Agreement and has conducted public hearings thereon pursuant to Government Code section 65867 and PMC section 9-4.5006. The City has reviewed and evaluated this Agreement in accordance with the Development Agreement Law and found that the provisions of this Agreement and its purposes are consistent with the Development Agreement Law and the goals, policies, standards and land use designations specified in the General Plan.

K. On the City Council introduced Ordinance No.
(“Enacting Ordinance”) approving this Agreement and authorizing its execution, and adopted that Ordinance on .

A G R E E M E N T
NOW, THEREFORE, in consideration of the mutual covenants and promises contained herein and other valuable consideration, the Parties hereby agree as follows:

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Packet Pg. 187 Attachment: Attachment C - Draft Ordinance Approving Development Agreement (5327 : Pacifica School District Workforce Housing Project - 3 DEFINITIONS
Definitions.
“Additional Parkland” is defined in Recital F.
“Additional Parkland Site” is defined in Section 5.1.3.1. “Agreement” shall mean this Development Agreement between City and District, including all Exhibits hereto.
“Applicable Law” is defined in Section 3.2.
“Assignee” is defined in Section 10.1.
“Assignment” is defined in Section 10.1.
“Board of Trustees” means the Board of Trustees of the Pacifica School District. “Bona Fide District Use” is defined in Section 5.1.3.
“CEQA” means the California Environmental Quality Act, California Public Resources Code section 21000, et seq., as amended from time to time. “CEQA Guidelines” means the State CEQA Guidelines (California Code of Regulations, Title 14, section 15000, et seq.), as amended from time to time. “Changes in the Law” is defined in Section 3.7.
“City” means the City of Pacifica, a municipal corporation. “City Council” means the City Council of the City of Pacifica. “City Manager” means City’s City Manager or his or her designee. “City Parties” means and includes City and its elected and appointed officials, officers, employees, attorneys, contractors and representatives.
“Claims” means liabilities, obligations, orders, claims, damages, fines, penalties and expenses, including attorneys’ fees and costs.
“Commence Construction” shall be deemed to have occurred when the District has begun vertical construction as evidenced by an approved foundation City inspection. “Connection Fees” means those fees charged by City on a citywide basis or by a utility provider to utility users as a cost for connecting water, sanitary sewer, and other applicable utilities, except for any such fee or portion thereof that constitutes an Impact Fee, as defined below.

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Packet Pg. 188 Attachment: Attachment C - Draft Ordinance Approving Development Agreement (5327 : Pacifica School District Workforce Housing Project - 4 “Dedication Acreage” is defined in Recital F.
“Dedication Site” is defined in Section 5.1.3.1.
“Default” is defined in Section 12.1.
“Development Agreement Law” is defined in Recital B.
“Development Agreement Regulations” is defined in Recital B. “Development Agreement Statute” is defined in Recital A. “District” means the Pacifica School District, and its permitted successors and assigns. “District CBO” means the individual who serves as the Chief Business Officer for the District or his or her designee.
“District Superintendent” means the individual who serves as the Superintendent of Schools for the entire District or his or her designee. “District’s Development Manager” means the individual or company that District appoints to serve as its development phase authorized representative, collaborating with the District in planning and managing the overall development of the Project, overseeing its design and construction, and assisting with marketing and start-up operations. As of the Effective Date, the District’s Development Manager is Brookwood Group, Inc., a California corporation. “District’s Property Manager” means the individual or company that District appoints to serve as its property manager and authorized representative for the leasing and on-site management for the operations of the Project or any portion thereof. “Effective Date” means the date that this Agreement becomes effective as determined under Section 2.1.
“EIR” is defined in Recital H.
“Enacting Ordinance” refers to the Ordinance identified in Recital K. “Exactions” means exactions that may be imposed by the City as a condition of developing the Project, including requirements for acquisition, dedication or reservation of land; and obligations to construct on-site or off-site public and private infrastructure improvements such as roadways, utilities or other improvements necessary to support the Project, whether such exactions constitute subdivision improvements, mitigation measures in connection with environmental review of the Project, or impositions made under Applicable City Regulations.

For purposes of this Agreement, Exactions do not include Impact Fees. “Existing Approvals” means and includes those permits and approvals for the Project granted by City to District as of the Effective Date as set forth in Recital I. “General Plan” means the City of Pacifica’s General Plan, as amended from time to

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Packet Pg. 189 Attachment: Attachment C - Draft Ordinance Approving Development Agreement (5327 : Pacifica School District Workforce Housing Project - 5 time.
“Impact Fees” means the monetary amount charged by City in connection with a development project for the purpose of defraying all or a portion of the cost of mitigating the impacts of the development project or development of the public facilities related to the development project, including, any “fee” as that term is defined by Government Code section 66000(b). For purposes of this Agreement, a fee that meets both the definitions of an Impact Fee and an Exaction will be considered to be an Impact Fee. “Litigation Challenge” is defined in Section 9.3.
“Lot 1” (the legal description for which is in Exhibit A) comprises the western portion of the Property and is that portion of the Project site for Phase 1 that is defined herein as the Recreation Site.
“Lot 2” (the legal description for which is in Exhibit A) comprises the central portion of the Property and is that portion of the Project site upon which all three amenity buildings and the four residential buildings of Phase 1 will be constructed. “Lot 3” (the legal description for which is in Exhibit A) comprises the eastern portion of the Property and is the Project site for Phase 2 of the Project. “Major Amendment” is defined in Section 8.2.
“Minor Amendment” is defined in Section 8.2.
“Mortgage” means any mortgage, deed of trust, security agreement, and other like security instrument encumbering all or any portion of the Property or any of the District’s rights under this Agreement.
“Mortgagee” means the holder of any Mortgage, and any successor, assignee or transferee of any such Mortgage holder.
“Municipal Code” means and refers to the City of Pacifica’s Municipal Code, as amended from time to time.
“New City Laws” means and includes any ordinances, resolutions, orders, rules, official policies, standards, specifications, guidelines or other regulations, which are promulgated or adopted by the City (including but not limited to any City agency, body, department, officer or employee) or its electorate (through their power of initiative or otherwise) after the Effective Date.
“Notice of Breach” is defined in Section 12.1.
“Other Agency Fees” is defined in Section 4.3.
“Other Agency Subsequent Approvals” means Subsequent Project Approvals to be obtained from entities other than the City.

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Packet Pg. 190 Attachment: Attachment C - Draft Ordinance Approving Development Agreement (5327 : Pacifica School District Workforce Housing Project - 6 “Parkland Improvements” is defined in Recital E.
“Permitted Delay” is defined in Section 13.3.
“Phase 1” is defined in Recital E.
“Phase 2” is defined in Recital E.
“Planning Commission” means the City of Pacifica Planning Commission. “Processing Fees” means all fees for processing development project applications, including any required supplemental or other further environmental review, plan checking and inspection and monitoring for land use approvals, design review, grading and building permits, General Plan maintenance fees, and other permits and entitlements required to implement the Project, which are in effect at the time those permits, approvals or entitlements are applied for, and which are intended to cover the actual costs of processing the foregoing. “Project Approvals” means the Existing Approvals and all Subsequent Approvals. “Project” is defined in Recital D.
“Property” is defined in Recital C.
“Recreation Restroom” is defined in Recital E.
“Recreation Site” is defined in Recital F.
“Residents’ Commons Building” is defined in Recital E.
“Subdivision Map Act” means California Government Code sections 66410 through 66499.58, as it may be amended from time to time.
“Subsequent Approvals” is defined in Section 7.1.
“Term” is defined in Section 2.2.
“Withdrawal Notice” is defined in Section 5.1.3.

EFFECTIVE DATE AND TERM
Effective Date. The Effective Date of this Agreement shall be the later of (1) the date that is 30 days after the date that the Enacting Ordinance is adopted, or (2) the date this Agreement is fully executed by the Parties. The Effective Date is inserted at the beginning of this Agreement.

Term of Agreement. Unless earlier terminated, the “Term” of this Agreement shall commence on the Effective Date and shall expire on the earlier of: (1) 25 years after the Effective Date, or (2) District’s satisfaction of all obligations contained herein.

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Packet Pg. 191 Attachment: Attachment C - Draft Ordinance Approving Development Agreement (5327 : Pacifica School District Workforce Housing Project - 7 City Representations and Warranties. City represents and warrants to District that, as of the Effective Date:

City is a municipal corporation, and has all necessary powers under the laws of the State of California to enter into and perform the undertakings and obligations of City under this Agreement.

The execution and delivery of this Agreement and the performance of the obligations of the City hereunder have been duly authorized by all necessary City Council action and all necessary approvals have been obtained.

This Agreement is a valid obligation of City and is enforceable in accordance with its terms.

During the Term of this Agreement, City shall, upon learning of any fact or condition which would cause any of the warranties and representations in this Section 2.3 not to be true, immediately give written notice of such fact or condition to District.

District Representations and Warranties. District represents and warrants to City that, as of the Effective Date:

District is a California District formed under the laws of the State of California, and has all necessary powers under the laws of the State of California to own property interests and in all other respects enter into and perform the undertakings and obligations of District under this Agreement.

The execution and delivery of this Agreement and the necessary performance of the obligations of District hereunder have been duly authorized by all necessary action and all necessary shareholder approvals have been obtained.

This Agreement is a valid obligation of District and is enforceable in accordance with its terms.

During the Term of this Agreement, District shall, upon learning of any fact or condition which would cause any of the warranties and representations in this Section 2.4 not to be true, immediately give written notice of such fact or condition to City.

DEVELOPMENT OF THE PROPERTY
Vested Rights. District shall have the vested right to develop the Property and the Project in accordance with and subject to the Existing Project Approvals, the Subsequent Project Approvals, Applicable Law and this Agreement, which shall control the permitted uses, density and intensity of use of the Property and the maximum height and size of buildings on the Property.

Applicable Law. City and District acknowledge and agree that City is restricted in its authority to limit its police power by contract and that the limitations, reservations and exceptions

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Packet Pg. 192 Attachment: Attachment C - Draft Ordinance Approving Development Agreement (5327 : Pacifica School District Workforce Housing Project - 8 contained in this Agreement are intended to reserve to City all of its police power that cannot be so limited. Notwithstanding the foregoing reservation of City, it is the intent of City and District that this Agreement be construed to provide District with rights afforded by law, including but not limited to, the Development Agreement Statute. Therefore, the laws, rules, regulations, official policies, standards and specifications of City applicable to the development of the Property and/or the Project shall be (collectively, “Applicable Law”):

Those rules, regulations, official policies, standards and specifications of the City set forth in the Project Approvals and this Agreement, including without limitation Section 3.1 above;
With respect to matters not addressed by and not otherwise inconsistent with the Project Approvals and this Agreement, those laws, rules, regulations, official policies, standards and specifications (including City ordinances and resolutions) governing permitted uses, building locations, timing and manner of construction, densities, intensities of uses, heights and sizes, requirements for on- and off-site infrastructure and public improvements, in force and effect on the Effective Date, except as set forth in section 3.1 above; New City Laws that relate to hearing bodies, petitions, applications, notices, findings, records, hearings, reports, recommendations, appeals and any other matter of procedure imposed at any time, provided such New City Laws are uniformly applied on a City-wide basis to all substantially similar types of development projects and properties; New City Laws that revise City’s uniform construction codes, including City’s building code, plumbing code, mechanical code, electrical code, fire code, grading code and other uniform construction codes, as of the date of permit application, provided, that such New City Laws are uniformly applied on a City-wide basis to all substantially similar types of development projects and properties;
New City Laws that are necessary to protect physical health and safety of the public; provided, that such New City Laws are uniformly applied on a City-wide basis to all substantially similar types of development projects and properties; New City Laws that do not conflict with this Agreement or the Project Approvals, provided such new City Laws are uniformly applied on a City-wide basis to all substantially similar types of development projects and properties; and New City Laws that do not apply to the Property and/or the Project due to the limitations set forth above, but only to the extent that such New City Laws are accepted in writing by District in its sole discretion.

Development Timing. District shall phase and construct the Project within the time-frames set forth below:

District shall obtain a building permit to construct Phase 1, including the Parkland Improvements prior to, or concurrently with, issuance of a building permit for Phase 2. In no event shall City issue a building permit for any portion of the Project prior to the issuance of a

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Packet Pg. 193 Attachment: Attachment C - Draft Ordinance Approving Development Agreement (5327 : Pacifica School District Workforce Housing Project - 9 building permit for Phase 1, except that the City may issue a building permit for construction of the Parkland Improvements prior to issuance of a building permit for Phase 1.

District shall construct all below-market rate units required by Pacifica Municipal Code Title 9, Chapter 4, Article 47 in relation to the Project during construction of Phase 1.

These below-market rate units shall remain in operation consistent with applicable deed restrictions and/or other agreements regardless whether District constructs Phase 2 of the Project.

District shall commence construction of Phase 1 and the Parkland Improvements prior to, or concurrently with, commencement of construction of any other portion of the Project, but no later than seven (7) years from the Effective Date, subject to extension for a Permitted Delay.

District shall complete construction of and obtain a certificate of occupancy for Phase 1, including the Parkland Improvements, prior to the date that is thirty (30) months from the issuance of the first building permit for Phase 1 and the Parkland Improvements subject to extension for a Permitted Delay. City may extend such 30-month time period for up to six months if City reasonably determines that District has made substantial progress toward completion of construction of Phase 1 and/or the Parkland Improvements prior to the expiration of such initial 30-month period.

District has no obligation to construct Phase 2. However, in the event District desires to construct Phase 2, District shall commence construction of Phase 2, no later than twelve (12) years from the Effective Date, subject to extension for a Permitted Delay.

In the event District commences construction of Phase 2, District shall complete construction of and obtain a certificate of occupancy for Phase 2 prior to the date that is thirty (30) months from the date of issuance of a building permit for Phase 2, subject to extension for a Permitted Delay. City may extend such 30-month time period for up to six (6) months upon the written request of District if City reasonably determines that District has made substantial progress toward completion of construction of Phase 2 prior to the expiration of the initial 30- month period.

Except as set forth above, since the California Supreme Court held in Pardee Construction Co. v. The City of Camarillo, 37 Cal.3d 465 (1984), that the failure of the parties therein to consider and expressly provide for the timing of development resulted in a lateradopted initiative restricting the timing of development prevailing over such parties’ agreement, it is the desire to avoid that result by acknowledging that, unless otherwise provided for in this Agreement, District’s vested rights under this Agreement include the right to develop the Property and the Project in such order and at such rate and at such times as District deems appropriate in the exercise of its discretion, subject to the terms, requirements and conditions of the Project Approvals and this Agreement.

Regulation by Other Public Agencies. City and District acknowledge and agree that other governmental or quasi-governmental entities not within the control of City possess authority to regulate aspects of the development of the Property and the Project and that this Agreement does not limit the authority of such other public agencies. City shall reasonably cooperate with District in District’s effort to obtain such permits and approvals as may be required by other

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Packet Pg. 194 Attachment: Attachment C - Draft Ordinance Approving Development Agreement (5327 : Pacifica School District Workforce Housing Project - 10 governmental or quasi-governmental entities in connection with the development of, or the provision of services to, the Property and/or the Project; provided, however, City shall have no obligation to incur any costs, without compensation or reimbursement, or to amend any City policy, regulation or ordinance in connection therewith.

Life of Project Approvals. The term of any and all Project Approvals shall automatically be extended for the longer of the Term or the term otherwise applicable to such Project Approval.

Without limiting the generality of the foregoing, pursuant to the Subdivision Map Act, any vesting or tentative maps heretofore or hereafter approved in connection with development of the Project or the Property shall be extended for the Term (and may be subject to other extensions provided under the Subdivision Map Act).

District’s Right to Rebuild. City agrees that District may renovate or rebuild portions of the Project at any time within the Term should it become necessary due to any casualty, including natural disaster or changes in seismic requirements. Such renovations or reconstruction shall be processed as a Subsequent Project Approval consistent with all prior Project Approvals and Applicable City Law. Any such renovation or rebuilding shall be subject to all design, density and other limitations and requirements imposed by this Agreement, and shall comply with the Project Approvals, Applicable City Law, and the requirements of CEQA.

State and Federal Law. As provided in Section 65869.5 of the Development Agreement Statute, this Agreement shall not preclude the applicability to the Project of changes in laws, regulations, plans or policies, to the extent that such changes are specifically mandated and required by changes in State or Federal laws or by changes in laws, regulations, plans or policies of special districts or other governmental entities, other than City, created or operating pursuant to the laws of the State of California (“Changes in the Law”). In the event Changes in the Law prevent or preclude, or render substantially more expensive or time consuming, compliance with one (1) or more provisions of this Agreement, the City and District shall meet and confer in good faith in order to determine whether such provisions of this Agreement shall be modified or suspended, or performance thereof delayed, as may be necessary to comply with Changes in the Law. Nothing in this Agreement shall preclude City or District from contesting by any available means (including administrative or judicial proceedings) the applicability to the Project any such Changes in the Law. If Changes in the Law preclude or substantially prevent or preclude, or render substantially more expensive or time consuming, performance of this Agreement in a manner that makes the Project economically infeasible, District, in its sole and absolute discretion, may terminate this Agreement by providing written notice thereof to City.

FEES
Impact Fees. District shall pay any and all Impact Fees imposed by City that are in place as of the Effective Date, at the rate in effect at the time of building permit issuance, except as provided in Section 4.1.1 below. In addition, City may impose and District shall comply with those Exactions required by this Agreement and the Project Approvals.

Park Facilities Improvement Fee. District’s construction of the Parkland Improvements shall satisfy District’s obligation to pay the Park Facilities Improvement Fee. Therefore, no Park

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Packet Pg. 195 Attachment: Attachment C - Draft Ordinance Approving Development Agreement (5327 : Pacifica School District Workforce Housing Project - 11 Facilities Improvement Fee shall be required in connection with the Project, provided that the Parkland Improvements are constructed.

Processing Fees. Subject to District’s right to protest and/or pursue a challenge in law or equity to any new or increased Processing Fee, City may charge and District agrees to pay any and all Processing Fees which are in effect on a City-wide basis at the time those permits, approvals or entitlements are applied for, and which are intended to cover the actual costs of processing the foregoing.

Other Agency Fees. Nothing in this Agreement shall preclude City from collecting fees from District that are lawfully imposed on the Project by another agency having jurisdiction over the Project, which the City is required to collect pursuant to Applicable Law (“Other Agency Fees”).

Connection Fees. Subject to District’s right to protest and/or pursue a challenge in law or equity to any new or increased connection Fee, City may charge and District shall pay any Connection Fee that is lawfully adopted.

PARKLAND DEDICATION AND PUBLIC BENEFITS
Parkland Dedication and Recreation Site. District shall satisfy its parkland dedication requirements as set forth below.

Initial 20-Year Public Use of Recreation Site. District shall maintain and operate the entire Recreation Site, including the Dedication Acreage and Additional Parkland Area, and Parkland Improvements constructed thereon and the Recreation Restroom (on Lot 2) for use by the general public for a period of twenty (20) years from the Effective Date (“20-Year Public Use Period”).

Rental Payments. District’s operation will include, among other things, rental to sports leagues and for other community events. For the 20-Year Public Use Period, District shall have the right to receive all rents for the entire Recreation Site (Lot 1), including the Dedication Site, and also including rents relating to the Residents’ Commons Building to be located on a portion of Lot 2 that is immediately adjacent to Lot 1). During the 20-Year Public Use Period, District shall retain all records of payments for use of Dedication Site and associated use of the Residents’ Common Building and, within thirty (30) days of any written request from City, provide City with access to or copies of such records.

Maintenance Obligations. District, at its sole expense, shall maintain, safely operate, periodically inspect, repair, resurface and replace the Parkland Improvements (on Lot 1) and the Recreation Restroom and Residents’ Common Building (on Lot 2) if deemed necessary by District or City, as well as perform all necessary service on maintenance equipment, in order to ensure the attractive and healthy appearance of the landscaping, the attractive appearance, condition and safety of any and all structures, and the efficient operation of all of the Parkland Improvements, including paying the electrical expense of operating any light and irrigation controllers.

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Packet Pg. 196 Attachment: Attachment C - Draft Ordinance Approving Development Agreement (5327 : Pacifica School District Workforce Housing Project - 12 Insurance Obligations. In addition to the insurance obligations of Section 9.1 below, District shall ensure the Recreation Site and Parkland Improvements and the Residents’ Commons Building and Recreation Restroom are covered by its general liability and property insurance policies and that the City is named as an additional insured, in a form approved by City, on all insurance policies regarding the Recreation Site and Parkland Improvements.

Exclusion of Public. District may have exclusive use of the Recreation Site (on Lot 1) and the Recreation Restroom (on Lot 2) for special events, including but not limited to, soccer leagues, flea markets, and farmers markets, up to ten (10) calendar days per month for not more than eight hours each day. District shall provide notice to City at least one month prior to the start of each month of the days in which the Recreation Site and Recreation Restroom will not be open to the public that month. District shall have exclusive use of the Residents’ Commons Building, except as provided in Section 5.2 below.

Ongoing Public Use. Following the 20-Year Public Use Period, District shall continue to allow public use of the Recreation Site and the Recreation Restroom on Lot 2 and may continue to collect rents upon the terms set forth in Section 5.1.1 above, unless otherwise agreed by the Parties, except that maintenance of the Recreation Site and the Recreation Restroom on Lot 2 pursuant to Section 5.1.1.2 shall become the obligation of the City.

Withdrawal of Additional Parkland from Public Use. Following the 20-Year Public Use Period, District may provide written notice to City of its intent to withdraw the Additional Parkland from public use (“Withdrawal Notice”). The Withdrawal Notice shall describe whether or not the District requires the Additional Parkland for a bona fide use directly related to the District’s educational mission, as follows: a pre-school or school; District offices or support or maintenance facilities; workforce housing for District employees or employees of another government entity; or market rate rental housing that generates cash flow to directly support District operations (“Bona Fide District Use”). District may also request City’s approval of a Bona Fide District Use not described above, which approval shall not be unreasonably withheld.

Dedication Acreage. Upon City receipt of the Withdrawal Notice, the City and the District shall meet in good faith to identify the 1.4-acre portion of the Recreation Site that shall remain in continued public use and shall be dedicated to the City in fee simple to satisfy the PSD’s obligation to dedicate the Dedication Acreage (the “Dedication Site”). The remaining portion of the Recreation Site other than the Dedication Site shall be referred to as the “Additional Parkland Site.” In identifying the Dedication Site, City and District shall consider the existing park improvements and the ability of the site to meet the recreational needs of the public. In the event City and District cannot agree on the Dedication Site, the Parties shall equally share the costs of mediation to resolve the dispute. District shall convey title to the Dedication Site to the City through a Grant Deed, subject only to liens for unpaid taxes, and easements and other exceptions approved by City, prior to withdrawal of the Additional Parkland from public use. The District shall provide an easement and right-of-entry to the City for continued use of the Recreation Restroom, together with dedication of the Dedication Site.

As an alternative to dedication of the required Dedication Acreage, District may satisfy its obligation through one of the following alternatives, upon the written

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Packet Pg. 197 Attachment: Attachment C - Draft Ordinance Approving Development Agreement (5327 : Pacifica School District Workforce Housing Project - 13 approval of City. In the event that City approves one of the following alternatives, the City and public have no further right of use and access to the Recreation Restroom.

District may dedicate another comparable site to City as parkland.

District may pay a parkland dedication in-lieu fee. In the event City approves payment of the in-lieu fee, District shall pay the fee amount in effect on the date of the Withdrawal Notice. Payment of the fee shall occur prior to withdrawal of the Additional Parkland from public use. The fee shall be calculated on the value of the Dedication Area and shall not include any portion of the Additional Parkland.

Requirements for Additional Parkland. In the event District withdraws the Additional Parkland for a Bona Fide Public Use, District’s obligations as to the Additional Parkland Site terminate upon the grant of the Dedication Site to City. In the event that the District is not withdrawing the Additional Parkland for a Bona Fide Public Use, City shall have a right of first offer to purchase the Additional Parkland Site, which right shall remain in effect for one year from the Withdrawal Notice. During such one-year time period, City may exercise its right to purchase the Additional Parkland Site, at which time the Parties shall commence good faith efforts to complete the property transfer. If the City desires to exercise its right of first offer, it must do so with respect to the entire 3.59 acres of Additional Parkland, unless District consents, in its sole discretion, to an acquisition of less than the entire 3.59 acres. In the event that the City exercises its right of first offer, the purchase price for the Additional Parkland shall be the per-acre value assigned to the parkland based on the City’s park in-lieu fee in effect at the time of the Withdrawal Notice, unless otherwise agreed to by the Parties. If the City does not exercise its right to submit an offer within the one-year time period or if City notifies District that it does not desire to purchase the Additional Parkland Site, District may withdraw the Additional Parkland Site from public use after City approval of any required land use or other approvals for an alternative use for the site. Until such approval, District shall continue to make the Additional Parkland available for public use pursuant to Section 5.1.2 above.

Agreement to be Recorded Affecting Real Property. The Parties shall enter into and record an agreement against the Recreation Site setting forth the terms and obligations of this Section 5.1, within ninety (90) days of the Effective Date, in substantially the form attached hereto as Exhibit D, which agreement shall survive termination or expiration of this Agreement.

Residents’ Commons Building / Occasional Use by City. District shall make the Residents’ Commons Building available for use by the City not more than two (2) days per month for Cityhosted or sponsored activities, not to exceed eight (8) hours per day. City shall be responsible for reserving the Residents’ Commons Building through the District’s standard facility reservation system, or other process mutually agreed by City and District, and City’s use shall be subject to periods of availability based on reservations by other facility users. Use of the Residents’ Commons Building will be subject to City payment of any standard facility use fee adopted by District. This Section 5.2 shall survive the termination or earlier expiration of this Agreement. Further, this obligation shall be documented in the Agreement to be Recorded Affecting Real Property described in Section 5.1.4.

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Packet Pg. 198 Attachment: Attachment C - Draft Ordinance Approving Development Agreement (5327 : Pacifica School District Workforce Housing Project - 14 Sales Tax Point of Sale Designation. District shall require, to the extent allowed by law, all persons and entities providing bulk lumber, concrete, structural steel and pre-fabricated building components, such as roof trusses, to be used in connection with the construction and development of, or incorporated into, the Project, to (a) obtain a use tax direct payment permit; (b) elect to obtain a subcontractor permit for the job site of a contract valued at Five Million Dollars ($5,000,000) or more; or (c) otherwise designate the Property as the place of use of material used in the construction of the Project in order to have the local portion of the sales and use tax distributed directly to City instead of through the county-wide pool. District shall instruct its general contractor(s) for the Project to, and cause such general contractor(s) to instruct its/their subcontractors to, cooperate with City to ensure the local sales/use tax derived from construction of the Project is allocated to City to the fullest extent possible. To assist City in its efforts to ensure that such local sales/use tax is so allocated to City, District shall on an annual basis provide City with such information as shall be reasonably requested by City regarding subcontractors working on the Project with contracts in excess of the amount set forth above, including a description of all applicable work and the dollar value of such subcontracts. City may use such information to contact each subcontractor who may qualify for local allocation of use taxes to City.

ANNUAL REVIEW
Annual Review.

Purpose. As required by California Government Code section 65865.1 and PMC section 9-4.5009, City and District shall review this Agreement and all actions taken pursuant to the terms of this Agreement with respect to the development of the Project every twelve (12) months to determine good faith compliance with this Agreement. Specifically, City’s annual review shall be conducted for the purposes of determining compliance by District with its obligations under this Agreement. Each annual review shall also document: (a) the status of the Project development, and (b) the status of ongoing public use of the Recreation Site and/or compliance with parkland dedication requirements.

Conduct of Annual Review. The annual review shall be conducted as provided in this Section 6.1.2. By December 1st of each year, District shall provide documentation of its good faith compliance with this Agreement during the calendar year, and such other information as may reasonably be requested by the Planning Director. If the Planning Director finds good faith compliance by District with the terms of this Agreement, District shall be notified in writing and the review for that period shall be concluded. If the Planning Director is not satisfied that District is performing in accordance with the terms and conditions of this Agreement, the Planning Director shall prepare a written report specifying why the District may not be in good faith compliance with this Agreement, refer the matter to the City Council, and notify District in writing at least 15 business days in advance of the time at which the matter will be considered by the City Council. This notice shall include the time and place of the City Council’s public hearing to evaluate good faith compliance with this Agreement, a copy of the Planning Director’s report and recommendations, if any, and any other information reasonably necessary to inform District of the nature of the proceeding. The City Council shall conduct a public hearing at which District must submit evidence that it has complied in good faith with the terms

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Packet Pg. 199 Attachment: Attachment C - Draft Ordinance Approving Development Agreement (5327 : Pacifica School District Workforce Housing Project - 15 and conditions of this Agreement. District shall be given an opportunity to be heard at the hearing. The findings of the City Council on whether District has complied with this Agreement for the period under review shall be based upon substantial evidence in the record. If the City Council determines, based upon substantial evidence, that District has complied in good faith with the terms and conditions of this Agreement, the review for that period shall be concluded. If the City Council determines, based upon substantial evidence in the record, that District has not complied in good faith with the terms and conditions of this Agreement, or there are significant questions as to whether District has complied with the terms and conditions of this Agreement, the City Council, at its option, may continue the hearing and may notify District of the City’s intent to meet and confer with District within 30 days of such determination, prior to taking further action. Following such meeting, the City Council shall resume the hearing in order to further consider the matter and to make a determination regarding District’s good faith compliance with the terms and conditions of this Agreement. In the event City determines District is not in good faith compliance with the terms and conditions of this Agreement, City may give the District a written Notice of Breach, in which case the provisions of Section 12.1, below, shall apply.

Failure to Conduct Annual Review. Failure of City to conduct an annual review shall not constitute a waiver by the City of its rights to otherwise enforce the provisions of this Agreement nor shall District have or assert any defense to such enforcement by reason of any such failure to conduct an annual review.

COOPERATION AND IMPLEMENTATION
Subsequent Approvals. Certain subsequent land use approvals, entitlements, and permits other than the Existing Approvals, will be necessary or desirable for implementation of the Project (“Subsequent Approvals”). The Subsequent Approvals may include, without limitation, the following: amendments of the Existing Approvals, grading permits, building permits, design review permits, sewer and water connection permits, certificates of occupancy, lot line adjustments, site plans, development plans, land use plans, building plans and specifications, parcel maps and/or subdivision maps, and any amendments to, or repealing of, any of the foregoing. Except as otherwise expressly provided herein, the City shall not impose requirements or conditions upon the development and construction of the Project that are inconsistent with the Existing Approvals and the terms and conditions of this Agreement.

AMENDMENT OF AGREEMENT AND PROJECT APPROVALS
Amendment by Written Consent. Except as otherwise expressly provided herein (including Section 6.1 relating to City’s annual review and Section 12.1 relating to termination in the event of a breach), this Agreement may be terminated, modified or amended only by mutual written consent of the Parties hereto or their successors in interest or assignees and in accordance with the provisions of Government Code sections 65967, 65867.5 and 65868.

Major Amendments to Agreement. Any amendment to this Agreement which affects or relates to (a) the Term; (b) permitted uses of the Property; (c) provisions for the reservation or

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Packet Pg. 200 Attachment: Attachment C - Draft Ordinance Approving Development Agreement (5327 : Pacifica School District Workforce Housing Project - 16 dedication of land; (d) conditions, terms restrictions or requirements for subsequent discretionary actions; (e) the density or intensity of the use of the Property or the maximum height or size of proposed buildings; or (f) parkland requirements of District, shall be deemed a “Major Amendment” and shall require giving of notice and a public hearing before the Planning Commission and City Council and also shall require the approval of the District’s Board of Trustees. Any amendment which is not a Major Amendment shall be deemed a “Minor Amendment” and shall not, except to the extent otherwise required by Applicable Law, require notice of public hearing before the Parties may execute an amendment hereto. Either the City Manager or the District Superintendent (acting alone or together) shall have the authority to determine if an amendment is a Major Amendment.

Minor Amendment. The City Manager and the District Superintendent or their respective designees shall have the authority to review and approve amendments to this Agreement provided that such amendments are not Major Amendments.

Requirement for Writing. No modification, amendment or other change to this Agreement or any provision hereof shall be effective for any purpose unless specifically set forth in a writing which refers expressly to this Agreement and is signed by duly authorized representatives of the Parties or their successors in interest.

Subsequent CEQA Review. In the event that any additional CEQA documentation is legally required for any discretionary Subsequent Approval, then the scope of such documentation shall be focused, to the extent possible consistent with CEQA, on the specific subject matter of the Subsequent Approval, and the City, at District’s expense, shall conduct such additional CEQA review as expeditiously as possible.

INSURANCE, INDEMNITY AND COOPERATION IN THE EVENT OF

LEGAL CHALLENGE
Insurance Requirements. District shall procure and maintain, or cause its contractor(s) to procure and maintain, until the expiration of this Agreement, a commercial general liability policy in an amount not less than two million ($2,000,000) combined single limit, including contractual liability together with a comprehensive automobile liability policy in the amount of one million ($1,000,000), combined single limit. Such policy or policies shall be written on an occurrence form, so long as such form of policy is then commonly available in the commercial insurance marketplace. District’s insurance shall be placed with insurers with a current A.M.

Best’s rating of no less than A-:VII or a rating otherwise approved by the City in its sole discretion. District shall furnish at City’s request appropriate certificate(s) of insurance evidencing the insurance coverage required hereunder, and City Parties shall be named as additional insured parties in such policies. The certificate of insurance shall contain a statement of obligation on the part of the carrier to notify City of any material change, cancellation or termination of the coverage at least thirty (30) days in advance of the effective date of any such material change, cancellation or termination (ten (10) days advance notice in the case of cancellation for nonpayment of premiums) where the insurance carrier provides such notice to the District. Coverage provided hereunder by District shall be primary insurance and shall not be contributing with any insurance, self-insurance or joint self-insurance maintained by City, and

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Packet Pg. 201 Attachment: Attachment C - Draft Ordinance Approving Development Agreement (5327 : Pacifica School District Workforce Housing Project - 17 the policy shall contain such an endorsement. The insurance policy or the endorsement shall contain a waiver of subrogation for the benefit of City.

Indemnity and Hold Harmless. District shall indemnify, defend (with counsel reasonably acceptable to City) and hold harmless City Parties from and against any and all Claims, including Claims for any bodily injury, death, or property damage, resulting directly or indirectly from the development or construction of the Project by or on behalf of District, maintenance and operation of the Recreation Site and Parkland Improvements (on Lot 1) and the Residents’ Common Building and Recreation Restroom (on Lot 2), and/or from any other acts or omissions of District under this Agreement, whether such acts or omissions are by District or any of District’s contractors, subcontractors, agents or employees, except to the extent such Claims arise from the sole active negligence or willful misconduct of City or City Parties.

Defense and Cooperation in the Event of a Litigation Challenge. City and District shall cooperate in the defense of any court action or proceeding instituted by a third party or other governmental entity or official challenging the validity of any provision of this Agreement, or the Project Approvals (“Litigation Challenge”), and the Parties shall keep each other informed of all developments relating to such defense, subject only to confidentiality requirements that may prevent the communication of such information. To the extent District desires to contest or defend such Litigation Challenge, (a) District shall take the lead role defending such Litigation Challenge and may, in its sole discretion, elect to be represented by the legal counsel of its choice; (b) City may, in its sole discretion, elect to be separately represented by the legal counsel of its choice in any such action or proceeding with the reasonable costs of such representation to be paid by District; (c) District shall reimburse City, within ten (10) business days following City’s written demand therefor, which may be made from time to time during the course of such litigation, all reasonable costs incurred by City in connection with the Litigation Challenge, including City’s administrative, legal, and court costs and City Attorney oversight expenses; and (d) District shall indemnify, defend, and hold harmless City Parties from and against any damages, attorneys’ fees or cost awards, including attorneys’ fees awarded under Code of Civil Procedure section 1021.5, assessed or awarded against City by way of judgment, settlement, or stipulation. Any proposed settlement of a Litigation Challenge shall be subject to City’s approval not to be unreasonably withheld, conditioned or delayed. If the terms of the proposed settlement would constitute an amendment or modification of this Agreement or any Project Approvals, the settlement shall not become effective unless such amendment or modification is approved by City in accordance with Applicable Law, and City reserves its full legislative discretion with respect thereto. If District opts not to contest or defend such Litigation Challenge, City shall have no obligation to do so.

ASSIGNMENT, TRANSFER AND NOTICE
Assignment. Because of the necessity to coordinate development of the entirety of the Property pursuant to plans for the Project and ongoing parkland obligations, certain restrictions on the right of District to assign or transfer its interest under this Agreement with respect to the Property, or any portion thereof, are necessary in order to assure the achievement of the goals, objectives and public benefits of the Project and this Agreement. District agrees to and accepts the restrictions set forth in this Section 10.1 as reasonable and as a material inducement to City to

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Packet Pg. 202 Attachment: Attachment C - Draft Ordinance Approving Development Agreement (5327 : Pacifica School District Workforce Housing Project - 18 enter into this Agreement. District shall have the right to sell or transfer its fee interest, or ground lease its interests in the Property, in whole or in part (provided that no such partial transfer shall violate the provisions of the Subdivision Map Act) to any person, partnership, joint venture, firm, company, corporation or other entity (any of the foregoing, an “Assignee”) subject to the prior written consent of City, which consent shall not be unreasonably withheld. District shall provide the City with written notice of any proposed transfer or assignment of District’s rights or obligations hereunder (each, an “Assignment”) at least thirty (30) days prior to such Assignment. Each such notice of proposed Assignment shall be accompanied by evidence of Assignee’s agreement to assume District’s obligations hereunder. District shall pay the actual costs borne by City in connection with its review of the proposed Assignment, including the costs incurred by the City Attorney’s Office. If City consents to such Assignment, a written assignment and assumption agreement, in a form approved by City, shall be recorded in the Official Records of San Mateo County. Assignee shall succeed to the rights, duties and obligations of District only with respect to the parcel or parcels, or portion of the Property so purchased, transferred, ground leased or assigned, and District shall continue to be obligated under this Agreement with respect to any remaining portions of the Property retained by District and not assigned.

Successive Assignment. In the event there is more than one Assignment under the provisions of this Article 10, the provisions of this Article 10 shall apply to each successive Assignment and Assignee. This Article 10 does not apply to or rental of the residential units.

MORTGAGEE PROTECTION
Mortgagee Protection. Neither entering into this Agreement nor a breach hereof shall defeat, render invalid, diminish or impair the lien of any Mortgage made in good faith and for value.

Nothing in this Agreement shall prevent or limit District, at its sole discretion and to the extent authorized by law, from granting one or more Mortgages encumbering all or a portion of District’s interest in the Property or portion thereof or improvement thereon as security for one or more loans or other financing, but all of the terms and conditions contained in this Agreement shall be binding upon and effective against and shall run to the benefit of Mortgagee who acquires title or possession to the Property, or any portion thereof, by foreclosure, trustee’s sale, deed in lieu of foreclosure or otherwise. District shall provide the City with a copy of the deed of trust or mortgage within ten (10) days after its recording in the official records of San Mateo County; provided, however, that District’s failure to provide such document shall not affect any Mortgage, including without limitation, the validity, priority or enforceability of such Mortgage.

Mortgagee Not Obligated. No Mortgagee (including one who acquires title or possession to the Property, or any portion thereof, by foreclosure, trustee’s sale, deed in lieu of foreclosure or otherwise) shall have any obligation to construct or complete construction of improvements, or to guarantee such construction or completion; provided, however, that a Mortgagee shall not be entitled to devote the Property to any use except in full compliance with this Agreement and the other Project Approvals nor to construct any improvements thereon or institute any uses other than those uses or improvements provided for or authorized by this Agreement, or otherwise under the Project Approvals. Except as otherwise provided in this Section 11.2, all of the terms and conditions contained in this Agreement and the other Project Approvals shall be binding

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Packet Pg. 203 Attachment: Attachment C - Draft Ordinance Approving Development Agreement (5327 : Pacifica School District Workforce Housing Project - 19 upon and effective against and shall run to the benefit of any person or entity, including any Mortgagee, who acquires title or possession to the Property, or any portion thereof.

Notice of Default to Mortgagee. If City receives a notice from a Mortgagee requesting a copy of any Notice of Default given District hereunder and specifying the address for service thereof, then City agrees to use its diligent, good faith efforts to deliver to such Mortgagee, concurrently with service thereon to District, any Notice of Default given to District. Each Mortgagee shall have the right during the same period available to District to cure or remedy, or to commence to cure or remedy, the event of Default claimed or the areas of noncompliance set forth in City’s Notice of Default. If a Mortgagee is required to obtain possession in order to cure any Default, the time to cure shall be tolled so long as the Mortgagee is attempting to obtain possession, including by appointment of a receiver or foreclosure, but in no event may this period exceed 120 days from the date the City delivers the Notice of Default to District.

No Supersedure. Nothing in this Article 11 shall be deemed to supersede or release a Mortgagee or modify a Mortgagee’s obligations under any subdivision or public improvement agreement or other obligation incurred with respect to the Project outside this Agreement, nor shall any provision of this Article 11 constitute an obligation of City to such Mortgagee, except as to the notice requirements of Section 11.3.

DEFAULT; REMEDIES; TERMINATION
Breach and Default. Subject to Permitted Delays or by mutual consent in writing, and except as otherwise provided by this Agreement, breach of, failure, or delay by either Party to perform any term or condition of this Agreement shall constitute a “Default.” In the event of any alleged Default of any term, condition, or obligation of this Agreement, the Party alleging such Default shall give the defaulting Party notice in writing specifying the nature of the alleged Default and the manner in which the Default may be satisfactorily cured (“Notice of Breach”). The defaulting Party shall cure the Default within thirty (30) days following receipt of the Notice of Breach, provided, however, if the nature of the alleged Default is non-monetary and such that it cannot reasonably be cured within such thirty (30) day period, then the commencement of the cure within such time period, and the diligent prosecution to completion of the cure thereafter, shall be deemed to be a cure, provided that if the cure is not diligently prosecuted to completion, then no additional cure period shall be provided. If the alleged failure is cured within the time provided above, then no Default shall exist and the noticing Party shall take no further action to exercise any remedies available hereunder. If the alleged failure is not cured, then a Default shall exist under this Agreement and the non-defaulting Party may exercise any of the remedies available under this Agreement.

Withholding of Permits. In the event of a Default by District, or following notice of breach to District pursuant to Section 12.1 above and during the cure period provided therein, upon a finding by the Planning Director that District is in breach, City shall have the right to refuse to issue any permit or other Subsequent Approvals to which District would otherwise have been entitled pursuant to this Agreement until such Default or breach is cured. This provision is in addition to and shall not limit any actions that City may take to enforce the conditions of the Project Approvals.

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Packet Pg. 204 Attachment: Attachment C - Draft Ordinance Approving Development Agreement (5327 : Pacifica School District Workforce Housing Project - 20 Termination. In the event of a Default by a Party, the non-defaulting Party shall have the right to terminate this Agreement upon giving notice of intent to terminate pursuant to Government Code section 65868 and regulations of City implementing such section. Following notice of intent to terminate, the matter shall be scheduled for consideration and review in the manner set forth in Government Code section 65867 and City regulations implementing said section. Following consideration of the evidence presented in said review before the City Council, a Party alleging Default by the other Party may give written notice of termination of this Agreement to the other Party. Termination of this Agreement shall be subject to the provisions of Section 12.9.

Specific Performance for Violation of a Condition. If City issues a Project Approval pursuant to this Agreement in reliance upon a specified condition being satisfied by District in the future, and if District then fails to satisfy such condition, City shall be entitled to specific performance for the purpose of causing District to satisfy such condition.

Legal Actions.

Institution of Legal Actions. In addition to any other rights or remedies and subject to the limitation of damages in Section 12.7, a Party may institute legal action to cure, correct or remedy any Default, to enforce any covenants or agreements herein, to enjoin any threatened or attempted violation thereof, or to obtain any other remedies consistent with the purpose of this Agreement. Any such legal action shall be brought in the Superior Court for San Mateo County, California, except for actions that include claims in which the Federal District Court for the Northern District of the State of California has original jurisdiction, in which case the Northern District of the State of California shall be the proper venue.

Acceptance of Service of Process. In the event that any legal action is commenced by District against City, service of process on City shall be made by personal service upon the City Clerk of City or in such other manner as may be provided by law. In the event that any legal action is commenced by City against District, service of process on District shall be made by personal service upon District’s registered agent for service of process, or in such other manner as may be provided by law.

Rights and Remedies Are Cumulative. The rights and remedies of the Parties are cumulative, and the exercise by a Party of one or more of such rights or remedies shall not preclude the exercise by it, at the same or different times, of any other rights or remedies for the same Default or any other Default by the other Party, except as otherwise expressly provided herein.

No Damages. In no event shall a Party, or its boards, commissions, officers, agents or employees, be liable in damages, including without limitation, actual, consequential or punitive damages, for any Default under this Agreement. It is expressly understood and agreed that the sole legal remedy available to a Party for a breach or violation of this Agreement by the other Party shall be an action in mandamus, specific performance or other injunctive or declaratory relief to enforce the provisions of this Agreement by the other Party, or to terminate this Agreement. This limitation on damages shall not preclude actions by a Party to enforce payments of monies or the performance of obligations requiring an obligation of money from the other Party under the terms of this Agreement including, but not limited to, obligations to pay attorneys’ fees and obligations to advance monies or reimburse monies. In connection with the

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Packet Pg. 205 Attachment: Attachment C - Draft Ordinance Approving Development Agreement (5327 : Pacifica School District Workforce Housing Project - 21 foregoing provisions, each Party acknowledges, warrants and represents that it has been fully informed with respect to, and represented by counsel of such Party’s choice in connection with, the rights and remedies of such Party hereunder and the waivers herein contained, and after such advice and consultation has presently and actually intended, with full knowledge of such Party’s rights and remedies otherwise available at law or in equity, to waive and relinquish such rights and remedies to the extent specified herein, and to rely to the extent herein specified solely on the remedies provided for herein with respect to any breach of this Agreement by the other Party.

Resolution of Disputes. With regard to any dispute involving the Project, the resolution of which is not provided for by this Agreement or Applicable Law, a Party shall, at the request of another Party, meet with designated representatives of the requesting Party promptly following its request. The parties to any such meetings shall attempt in good faith to resolve any such disputes.

Nothing in this Section 12.8 shall in any way be interpreted as requiring that District, City and/or City’s designee reach agreement with regard to those matters being addressed, nor shall the outcome of these meetings be binding in any way on City or District unless expressly agreed to in writing by the parties to such meetings.

Surviving Provisions. In the event this Agreement is terminated, neither Party shall have any further rights or obligations hereunder, except for those obligations of District set forth in Sections 5.1 and 5.2 and Article 9.

GENERAL PROVISIONS
Covenants Binding on Successors and Assigns and Run with Land. Except as otherwise more specifically provided in this Agreement and subject to the limitations on assignment set forth herein, this Agreement and all of its provisions, rights, powers, standards, terms, covenants and obligations, shall be binding upon the Parties and their respective successors (by merger, consolidation, or otherwise) and assigns, and all other persons or entities acquiring the Property, or any interest therein, and shall inure to the benefit of the Parties and their respective successors and assigns, as provided in Government Code section 65868.5.

Notice. Any notice, demand or request which may be permitted, required or desired to be given in connection herewith shall be given in writing and directed to the City and District as follows:

If to the City: City Clerk
City of Pacifica
170 Santa Maria Avenue
Pacifica, CA 94044
Telephone: 650-738-7300
with a copy to: City Attorney
City of Pacifica
1901 Harrison Street, Suite 900
Oakland, CA 94612
Telephone: 510-273-8780

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Packet Pg. 206 Attachment: Attachment C - Draft Ordinance Approving Development Agreement (5327 : Pacifica School District Workforce Housing Project - 22 If to District: Pacifica School District
Attn:

Telephone:
with a copy to: County Attorney
400 County Center, 6th Floor
Redwood City, CA 94063
Telephone: 650-363-4750
And with a copy to: District’s Development Manager
Notices are deemed effective if delivered by certified mail, return receipt requested, or commercial courier, with delivery to be effective upon verification of receipt. Any Party may change its respective address for notices by providing written notice of such change to the other Parties.

Permitted Delays. Performance by either of the Parties of an obligation hereunder shall be excused during any period of “Permitted Delay.” Permitted Delay shall mean delay beyond the reasonable control of a Party caused by (a) calamities, including without limitation earthquakes, floods, and fire; (b) civil commotion; (c) riots or terrorist acts; (d) strikes or other forms of material labor disputes; (e) shortages of materials or supplies; or (f) vandalism. A Party’s financial inability to perform or obtain financing or adverse economic conditions generally shall not be grounds for claiming a Permitted Delay. The Party claiming a Permitted Delay shall notify the other Party of its intent to claim a Permitted Delay, the specific grounds of the same and the anticipated period of the Permitted Delay within thirty (30) business days after the occurrence of the conditions which establish the grounds for the claim. If notice by the Party claiming such extension is sent to the other Party more than thirty (30) days after the commencement of the cause, the period shall commence to run only thirty (30) days prior to the giving of such notice.

The period of Permitted Delay shall last no longer than the conditions preventing performance.

In no event shall any Permitted Delay extend the Term of this Agreement.

Counterparts. This Agreement may be executed in one or more counterparts, each of which shall be deemed an original, but all of which together shall constitute one and the same instrument.

Waivers. Notwithstanding any other provision in this Agreement, any failures or delays by any Party in asserting any of its rights and remedies under this Agreement shall not operate as a waiver of any such rights or remedies, or deprive any such Party of its right to institute and maintain any actions or proceedings which it may deem necessary to protect, assert or enforce any such rights or remedies. A Party may specifically and expressly waive in writing any condition or breach of this Agreement by the other Party, but no such waiver shall constitute a further or continuing waiver of any preceding or succeeding breach of the same or any other provision. Consent by one Party to any act by the other Party shall not be deemed to imply consent or waiver of the necessity of obtaining such consent for the same or similar acts in the future.

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Packet Pg. 207 Attachment: Attachment C - Draft Ordinance Approving Development Agreement (5327 : Pacifica School District Workforce Housing Project - 23 Construction of Agreement. All Parties have been represented by counsel in the preparation and negotiation of this Agreement, and this Agreement shall be construed according to the fair meaning of its language. The rule of construction to the effect that ambiguities are to be resolved against the drafting party shall not be employed in interpreting this Agreement. Unless the context clearly requires otherwise, (a) the plural and singular numbers shall each be deemed to include the other; (b) the masculine, feminine, and neuter genders shall each be deemed to include the others; (c) “shall,” “will,” or “agrees” are mandatory, and “may” is permissive; (d) “or” is not exclusive; (e) “includes” and “including” are not limiting; and (f) “days” means calendar days unless specifically provided otherwise.

Headings. Section headings in this Agreement are for convenience only and are not intended to be used in interpreting or construing the terms, covenants, or conditions of this Agreement.

Severability. If any term or provision of this Agreement, or the application of any term or provision of this Agreement to a specific situation, is found to be invalid, or unenforceable, in whole or in part for any reason, the remaining terms and provisions of this Agreement shall continue in full force and effect unless an essential purpose of this Agreement would be defeated by loss of the invalid or unenforceable provisions, in which case any Party may terminate this Agreement by providing written notice thereof to the other Party.

Time is of the Essence. Time is of the essence of this Agreement. All references to time in this Agreement shall refer to the time in effect in the State of California.

Extension of Time Limits. The time limits set forth in this Agreement may be extended by mutual consent in writing of the Parties in accordance with the provisions of this Agreement.

Signatures. The individuals executing this Agreement represent and warrant that they have the right, power, legal capacity, and authority to enter into and to execute this Agreement on behalf of the respective legal entities of District and the City. Each District Party shall be jointly and severally liable for the obligations of the other District Party.

Entire Agreement. This Agreement (including all exhibits attached hereto, each of which is fully incorporated herein by reference), integrates all of the terms and conditions mentioned herein or incidental hereto, and constitutes the entire understanding of the Parties with respect to the subject matter hereof, and all prior or contemporaneous oral agreements, understandings, representations and statements, and all prior written agreements, understandings, representations, and statements are terminated and superseded by this Agreement.

Estoppel Certificate. District or its lender may, at any time, and from time to time, deliver written notice to the City requesting the City to certify in writing that: (a) this Agreement is in full force and effect; (b) this Agreement has not been amended or modified or, if so amended or modified, identifying the amendments or modifications; and (c) District is not in Default of the performance of its obligations, or if in Default, to describe therein the nature and extent of any such Defaults. District shall pay, within thirty (30) days following receipt of City’s invoice, the actual costs borne by City in connection with its review of the proposed estoppel certificate, including the costs expended by the City Attorney’s Office in connection therewith. The Planning Director shall be authorized to execute any certificate requested by District hereunder.

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Packet Pg. 208 Attachment: Attachment C - Draft Ordinance Approving Development Agreement (5327 : Pacifica School District Workforce Housing Project - 24 The form of estoppel certificate shall be in a form reasonably acceptable to the City Attorney.

The Planning Director shall execute and return such certificate within thirty (30) days following District’s request therefor. District and City acknowledge that a certificate hereunder may be relied upon by tenants, transferees, investors, partners, bond counsel, underwriters, bond holders and Mortgagees. The request shall clearly indicate that failure of the City to respond within the thirty-day period will lead to a second and final request. Failure to respond to the second and final request within fifteen (15) days of receipt thereof shall be deemed approval of the estoppel certificate.

Recordation of Termination. Upon completion of performance of the Parties or termination of this Agreement, a written statement acknowledging such completion or termination shall be recorded by City in the Official Records of San Mateo County.

City Approvals and Actions. Whenever a reference is made herein to an action or approval to be undertaken by City, the City Manager or his or her designee is authorized to act on behalf of City, unless specifically provided otherwise or the context requires otherwise.

Negation of Partnership. The Parties specifically acknowledge that the Project is a private development, that no Party to this Agreement is acting as the agent of any other in any respect hereunder, and that each Party is an independent contracting entity with respect to the terms, covenants and conditions contained in this Agreement. None of the terms or provisions of this Agreement shall be deemed to create a partnership between or among the Parties in the businesses of District, the affairs of the City, or otherwise, or cause them to be considered joint venturers or members of any joint enterprise.

No Third Party Beneficiaries. This Agreement is made and entered into for the sole protection and benefit of the signatory Parties and their successors and assigns, including Mortgagees. No other person shall have any right of action based upon any provision in this Agreement.

Governing State Law. This Agreement shall be construed in accordance with the laws of the State of California, without reference to its choice of law provisions.

IN WITNESS WHEREOF, the City and District have executed this Agreement as of the Effective Date.

CITY:

CITY OF PACIFICA, a municipal corporation
By: ________________________________
Kevin Woodhouse, City Manager
[Signature must be notarized]

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Packet Pg. 209 Attachment: Attachment C - Draft Ordinance Approving Development Agreement (5327 : Pacifica School District Workforce Housing Project - 25 ATTEST:

By: ________________________
Sarah Coffey, City Clerk
APPROVED AS TO FORM:

By: __________________________________
Michelle Marchetta Kenyon, City Attorney
DISTRICT:

Pacifica School District,
a California School District
By: ________________________________
Name: ______________________________
Its: Superintendent
[Signature must be notarized]
By: ________________________________
Name: ______________________________
Its: Chief Business Officer
[Signature must be notarized]

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Packet Pg. 210 Attachment: Attachment C - Draft Ordinance Approving Development Agreement (5327 : Pacifica School District Workforce Housing Project - Exhibit A
Exhibit A
Legal Description of the Property (consisting of three Lots) LOT 1
All that certain real property situate in the City of Pacifica, County of San Mateo, State of California, being all of Lots 1-21 inclusive, Lot C, and Everglades Court, Block 6, and being a portion of Lots 22-30, Block 6, as said lots are shown on that certain map entitled “PARK PACIFICA HIGHLANDS NO. 1”, filed for record on October 5, 1965, in Volume 63 of Maps at Pages 13, 14 and 15, Records of San Mateo County, and also being a portion of that certain parcel of land described in that certain City of Pacifica Resolution No. 960, passed and adopted on March 22, 1967 in Book 5535 at Page 226, Official Records of said County, being more particularly described as follows:

BEGINNING at the most southerly corner of said parcel described in said Resolution No. 960, said corner also being on the northeasterly right-of-way line of Yosemite Drive; Thence northwesterly along said northeasterly right-of-way line, said northeasterly right-of-way line being common to said Lots 1-7 inclusive, and said Lot C as shown on said map, the following four (4) courses:
1) North 78°22’00” West, 299.73 feet to the beginning of a tangent curve to the right; 2) Along said curve, having a radius of 320.00 feet, through a central angle of 33°10’00”, for an arc length of 185.24 feet;
3) North 45°12’00” West, 168.40 feet to the beginning of a tangent curve to the right; 4) Along said curve, having a radius of 20.00 feet; through a central angle of 77°50’42”, for an arc length of 27.17 feet to a point on the southeasterly right-of-way line of Oddstad Boulevard, also being a point on the northwesterly line of said Lot 7 as shown on said map, said point also being the beginning of a tangent curve to the right;
Thence northeasterly along said southeasterly right-of-way line, said southeasterly right-of-way line being common to said Lot 7, 8, and 22, the following two (2) courses:
1) Along said curve, having a radius of 968.00 feet, through a central angle of 12°21’18”, for an arc length of 208.74 feet;
2) North 45°00’00” East, 113.66 feet to the beginning of a non-tangent curve to the left, whose radius point bears North 86°35’57” East;
Thence leaving said southeasterly right-of-way line and along said curve, having a radius of 24.00 feet, through a central angle of 131°35’57”, for an arc length of 55.12 feet; Thence North 45°00’00” East, 65.58 feet to the beginning of a tangent curve to the right; Thence along said curve, having a radius of 10.00 feet, through a central angle of 90°00’00”, for an arc length of 15.71 feet;
Thence South 45°00’00” East, 204.53 feet;
Thence South 45°00’00” West, 7.50 feet;

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Packet Pg. 211 Attachment: Attachment C - Draft Ordinance Approving Development Agreement (5327 : Pacifica School District Workforce Housing Project - Exhibit A
Thence South 45°00’00” East, 233.44 feet;
Thence South 69°30’43” East, 49.64 feet to a point on the southeasterly line of said parcel described in said Resolution No. 960;
Thence southwesterly along said southeasterly line, South 20°29’17” West, 247.22 feet to the POINT OF BEGINNING.

Containing 218,586 square feet or 5.02 acres, more or less.

This legal description is not to be used in violation of the Subdivision Map Act or for the transfer, lease, or sale of the real property described within.

Lot 1 is intended to describe a proposed future lot subject to a future Parcel Map to be recorded with the County of San Mateo.

This legal description was prepared by me or under my direction in conformance with the requirements of the Professional Land Surveyors’ Act.

LOT 2
All that certain real property situate in the City of Pacifica, County of San Mateo, State of California, being all of Lots 31-42, inclusive, Shenandoah Court, Carlsbad Court, Block 6, and being a portion of Lots 22-30, Lots 43-45, Lots 48 and 49 and Lot D, block 6, as said lots are shown on that certain map entitled “PARK PACIFICA HIGHLANDS NO. 1”, filed for record on October 5, 1965, in Volume 63 of Maps at Pages 13, 14 and 15, Records of San Mateo County, and also being a portion of that certain parcel of land described in that certain City of Pacifica Resolution No. 960, passed and adopted on March 22, 1967 in Book 5535 at Page 226, Official Records of said County, being more particularly described as follows:

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Packet Pg. 212 Attachment: Attachment C - Draft Ordinance Approving Development Agreement (5327 : Pacifica School District Workforce Housing Project - Exhibit A
also being on the northwesterly line of said Lot 22, as shown on said map; Thence northwesterly along said southeasterly right-of-way line, said southeasterly right-of-way line being common to said Lots 22, 23, 37, 38, & 45, the following three (3) courses:
1) North 45°00’00” East, 232.34 feet to the beginning of a tangent curve to the right; 2) Along said curve, having a radius of 638.00 feet, through a central angle of 11°49’00”, for an arc length of 131.58 feet to the beginning of a reverse curve to the left; 3) Along said curve, having a radius of 1632.00 feet, through a central angle of 03°31’08”, for an arc length of 100.23 feet;
Thence leaving said line, South 36°42’08” East, 14.84 feet to the beginning of a tangent curve to the left;
Thence along said curve, having a radius of 60.00 feet, through a central angle of 36°01’54”, for an arc length of 37.73 feet;
Thence South 72°44’01” East, 39.36 feet to the beginning of a tangent curve to the right; Thence along said curve, having a radius of 60.00 feet, through a central angle of 27°41’10”, for an arc length of 28.99 feet;
Thence South 45°02’52” East, 109.32 feet;
Thence North 44°57’08” East, 145.00 feet;
Thence South 46°45’00” East, 153.84 feet to the southeasterly line of said Lot D; Thence along said southeasterly line, South 43°15’00” West, 278.59 feet to the POINT OF BEGINNING.

Containing 204,273 square feet or 4.69 acres, more or less.

This legal description is not to be used in violation of the Subdivision map Act or for the transfer, lease, or sale of the real property described within.

Lot 2 is intended to describe a proposed future lot subject to a future Parcel Map to be recorded with the County of San Mateo.

This legal description was prepared by me or under my direction in conformance with the requirements of the Professional Land Surveyors’ Act.

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Packet Pg. 213 Attachment: Attachment C - Draft Ordinance Approving Development Agreement (5327 : Pacifica School District Workforce Housing Project - Exhibit A
LOT 3
All that certain real property situate in the City of Pacifica, County of San Mateo, State of California, being all of Lots 46 and 47, inclusive, Lots 50-53, inclusive, Lot 56 and Big Bend Court, Block 6, and being a portion of Lots 43-45, Lots 48 and 49 and Lot D, block 6, as said lots are shown on that certain map entitled “PARK PACIFICA HIGHLANDS NO. 1”, filed for record on October 5, 1965, in Volume 63 of Maps at Pages 13, 14 and 15, Records of San Mateo County, being more particularly described as follows:

BEGINNING at the easterly corner of said Lot D, as shown on said map; Thence southwesterly along the southeasterly line of said Lot D, South 43°15’00” West, 245.53 feet;
Thence leaving said line, North 46°45’00” West, 153.84 feet; Thence South 44°57’08” West, 145.00 feet;
Thence North 45°02’52” West, 109.32 feet to the beginning of a tangent curve to the left; Thence along said curve, having a radius of 60.00 feet, through a central angle of 27°41’10”, for an arc length of 28.99 feet;
Thence North 72°44’01” West, 39.36 feet to the beginning of a tangent curve to the right; Thence along said curve, having a radius of 60.00 feet, through a central angle of 36°01’54”, for an arc length of 37.73 feet;
Thence North 36°42’08” West, 14.84 feet to a point on the southeasterly right-of-way line of Oddstad Boulevard, said point also being on the northwesterly line of said Lot 45, as shown on said map, said point also being the beginning of a non-tangent curve to the left, whose radius point bears North 36°42’08” West;
Thence northwesterly along said southeasterly right-of-way line, said southeasterly rightof-way line being common to said Lots 45, 46, 51-53, and along said curve, having a radius of 1632.00 feet, through a central angle of 14°27’00”, for an arc length of 411.59 feet to the northerly corner of said Lot 53;
Thence leaving said southeasterly right-of-way line, and along the northeasterly line of said Lots 53, 56 and D, the following three (3) courses:
1) South 51°09’07” East, 144.95 feet;
2) South 41°19’17” East, 57.78 feet;
3) South 45°49’00” East, 160.00 feet to the POINT OF BEGINNING.

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Packet Pg. 214 Attachment: Attachment C - Draft Ordinance Approving Development Agreement (5327 : Pacifica School District Workforce Housing Project - Exhibit A
Containing 121,203 square feet or 2.78 acres, more or less.

This legal description is not to be used in violation of the Subdivision map Act or for the transfer, lease, or sale of the real property described within.

Lot 3 is intended to describe a proposed future lot subject to a future Parcel Map to be recorded with the County of San Mateo.

This legal description was prepared by me or under my direction in conformance with the requirements of the Professional Land Surveyors’ Act.

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Packet Pg. 215 Attachment: Attachment C - Draft Ordinance Approving Development Agreement (5327 : Pacifica School District Workforce Housing Project - Exhibit B
Exhibit B
Description of the Parkland Improvements,
Residents’ Common Building and Recreation Restroom
Parkland Improvements - Improvements to existing recreational fields consisting of natural turf repairs such as but not limited to reseeding, aeration, soil leveling, weed removal, and drainage improvements. Other improvements to facilities supporting the recreational fields, comprised of repair and/or replacement of a concrete surface drain adjacent to the recreational fields, slurry seal or overlay and striping of the parking lot for off-street parking purposes, striping of the offstreet parking area for alternate use as a basketball court (striping color to contrast with parking striping), and installation of two basketball hoops and backboards with adjustable heights and a maximum rim height of ten (10) feet.

Residents’ Common Building - Construction of one (1) approximately 860-square foot amenity building, substantially consistent in height, materials, and architectural design with that shown on Sheet A3.15 of the plan set presented to the Planning Commission on March 20, 2023, comprised of an open floor area, snack window/kiosk, kitchen countertop and sink, a 61-square foot restroom, and exterior covered picnic area and installation of at least four (4) picnic tables.

Recreation Restroom - Construction of one (1) approximately 716-square foot amenity building, substantially consistent in height, materials, and architectural design with that shown on Sheet A3.15 of the plan set presented to the Planning Commission on March 20, 2023, comprised of two gender separated restrooms with toilets, urinals, handwashing sinks, and other restroom improvements as required by the California Building Code.

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Packet Pg. 216 Attachment: Attachment C - Draft Ordinance Approving Development Agreement (5327 : Pacifica School District Workforce Housing Project - Exhibit C
Exhibit C
Depiction of Recreation Site
[to be inserted]

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Packet Pg. 217 Attachment: Attachment C - Draft Ordinance Approving Development Agreement (5327 : Pacifica School District Workforce Housing Project - Exhibit D
Exhibit D
Form of Agreement to be Recorded
[to be inserted]

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Packet Pg. 218 Attachment: Attachment C - Draft Ordinance Approving Development Agreement (5327 : Pacifica School District Workforce Housing Project -

PLANNING COMMISSION
Staff Report
Scenic Pacifica
Incorporated Nov. 22, 1957
DATE: March 20, 2023 FILE: RZ-205-20
DP-81-20
DA-3-20
SP-173-20
SUB-248-20
Heritage Tree Removal Authorization
ITEM: 1
PUBLIC NOTICE: Notice of Public Hearing was published in the Pacifica Tribune on March 8, 2023, and mailed to 348 surrounding property owners and occupants.

APPLICANT &
OWNER:

Pacifica School District
375 Reina Del Mar
Pacifica, CA 94044
PROJECT LOCATION: 930 Oddstad Boulevard (APN 023-672-600) PROJECT DESCRIPTION: File No. 2020-009 – Subdivision of one parcel into three separate parcels and construction of seven multi-family residential buildings with a total of 70 residential housing units (including 11 housing units affordable at below-market rate, or BMR, rents), residential amenity buildings, off-street parking and circulation improvements, open space and landscaping, and recreational fields and amenities.

The proposed development agreement would include ongoing use of the existing ballfields as a public recreational facility subject to certain limitations. The Planning Commission will consider recommendations to the City Council on the Rezoning, Development Agreement, and Development Plan and consider action on the Specific Plan, Vesting Tentative Parcel Map, and Heritage Tree Removal Authorization.

RECOMMENDED CEQA STATUS: Certification of a final environmental impact report (EIR), including Findings of Fact and a Statement of Overriding Considerations, due to significant and unavoidable environmental impacts that would result from approval and construction of the project.

ADDITIONAL REQUIRED APPROVALS: City Council approval of Rezoning, Development Plan, and Development Agreement.

RECOMMENDED ACTION: Adopt the attached resolution to certify the Final EIR including adoption of Findings of Fact and a Statement of Overriding Considerations; recommend City Council approval of the Rezoning, Development Plan, and Development Agreement,; and to approve the Specific Plan, Subdivision, and Heritage Tree Removal Authorization, as conditioned.. 1 Packet Pg. 4

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PREPARED BY: Christopher Dacumos, Contract Planner
1 Packet Pg. 5

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PROJECT SUMMARY, RECOMMENDATION, AND FINDINGS
The applicant is proposing an 81,208-square foot (sf) residential development with 70 total units on Lot 2 and Lot 3, spread out over seven residential buildings, a residents commons, property management office, and a public restroom/changing room on a 325,479-sf site. Project details and related zoning standards can be found in the tables below. The following tables focus on Lot 2 and Lot 3, since there is no proposed change in the use of or proposed buildings to be constructed on Lot 1. The existing site conditions are provided for the proposed lot and not the existing single parcel.

Table 1 – Zoning Standards Conformance – Lot 2
Major
Standards
Existing Site
Conditions
Existing
R-1 Zoning
R-3 (Most
Similar) Zoning1
Proposed Project
Building Site Area 204,275 sf 5,000 sf 5,000 sf 204,275 sf Minimum lot
area per dwelling
unit
N/A 5,000 sf 2,075 sf 4,650 sf
Landscaping N/A 20% 20% 27%
Minimum lot
width
730’-0” 50’-0” (min) 50’-0” (min) 790’-0”
Maximum
Allowable Height
20’-3” 35’-0” 35’-0” 30’-0”
Maximum lot
coverage by all
structures
20% 40% 60% 15.6%
Setbacks
Front 48’-0” 15’-0” 15’-0” 32’-2”
Rear 117’-3” 20’-0” 20’-0” 22’-6”
Side 0’-0”
(Northeast)
22’-8”
(Southwest)
5’-0” 5’-0”
33’-0” (Northeast)
24’-0” (Southwest)
Parking

REQUIRED PROVIDED
One bedroom units (1.5/Unit), at least one covered space per unit → 1.5 x 21 units = 32 96 spaces
43 uncovered,
53 covered
Two+ bedroom units (2/Unit), at least one covered space per unit → 2 x 24 units = 48
Guest Parking (1 per 4 Units) → 45 units/4 = 11
1 The applicant requests to rezone the lot from R-1 (Single Family Residential) to P-D (Planned Development). Pursuant to Pacifica Municipal Code (PMC) Section 9-4.2204, development regulations for P-D zoning district shall be guided by the regulations of the zoning district most similar in nature and function to the proposed P-D zoning district uses. 1 Packet Pg. 6

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Total Spaces Required: 91 (45 covered)
Bicycle parking spaces – No requirement for residential uses 28 spaces Open Space
Usable Open Space – 400 sf per unit → 400 sf x 45 units) = 18,000 sf required
55,083 sf
Table 2 – Zoning Standards Conformance – Lot 3
Major
Standards
Existing Site
Conditions
Required
Existing
R-1 Zoning
R-3 (Most
Similar) Zoning2
Proposed Project
Building Site Area 121,204 sf 5,000 sf 5,000 sf 121,204 sf Minimum lot
area per dwelling
unit
N/A 5,000 sf 2,075 sf 4,650 sf
Landscaping N/A 20% 20% 27%
Minimum lot
width
488’-0” 50’-0” (min) 50’-0” (min) 488’-0”
Maximum
Allowable Height
N/A 35’-0” 35’-0” 30’-0”
Maximum lot
coverage by all
structures
0% 40% 60% 14.3%
Setbacks
Front N/A 15’-0” 15’-0” 36’-2”
Rear N/A 20’-0” 20’-0” 165’-6”
Side
N/A 5’-0” 5’-0”
27’-2” (Northeast)
33-6” (Southwest)
Parking

REQUIRED PROVIDED
One bedroom units (1.5/Unit), at least one covered space per unit → 1.5 x 11 units = 17 46 spaces
16 uncovered,
30 covered
Two+ bedroom units (2/Unit), at least one covered space per unit → 2 x 14 units = 28
Guest Parking (1 per 4 Units) → 25 units/4 = 6
Total Spaces Required: 51 (25 covered)
Bicycle parking spaces – No requirement for residential uses 14 spaces Open Space
Usable Open Space – 400 sf per unit → 400 sf x 25 units) = 10,000 sf required
27,913 sf
2 Ibid.
1 Packet Pg. 7

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1. General Plan, Local Coastal Plan, Zoning, and Surrounding Land Uses A. General Plan
The General Plan designates the subject site as “Low Density Residential” (see Attachment B). The Low Density Residential (LDR) land use designation provides for development of three to nine dwelling units per gross acre. Single-family residential is the primary use intended for LDR areas. Residential care facilities, schools, and community uses are also permitted. Clusters of small-lot development as well as standard subdivisions may be allowed. The density of the proposed development, nine dwelling units per acre is within the allowable density range for the LDR land use designation.3 B. Zoning
The subject site is located within the R-1 (Single-Family Residential) zoning district (Attachment B). The R-1 zoning district allows one single-family dwelling unit per lot (minimum 5,000 sf). The applicant requests rezoning of the property from the R-1 zoning district to the P-D zoning district to allow for more flexible development standards for a multi-family housing project. The rezoning to P-D will allow for a lower minimum lot area (2,075 sf) requirement per residential unit, and would allow more than one dwelling unit per lot.

Pursuant to Pacifica Municipal Code (PMC) Section 9-4.2204, development regulations for a P-D zoning district shall be guided by the regulations of the zoning district most similar in nature and function to the proposed P-D zoning district use. The R-3 (Multiple-Family Residential District) zoning district’s development standards are the most similar use and would allow the development to achieve 4,650 sf per unit (70 units over 7.47 acres)4. The project would provide substantial usable open space including two courtyards, a residents common (tenant amenity building), and landscaped areas.

C. Surrounding Land Uses
Land uses surrounding the project site consist of single-family uses to the north, west and south.

Frontierland Park is located to the east. To the project’s immediate south is a facility with youth programming operated by the Boys & Girls Club.

Figure 1 provides an aerial view of the site and surrounding uses. 3 The density of the proposed development is rounded down to 9 from 9.3. The method for rounding down is consistent with PMC Section 9-4.2312 – Rounding of numbers in calculating density. Fractional numbers from 0.1 through 0.4 for density calculations shall be rounded down to the next whole number.
4 This density calculation excludes Lot 1, the parcel containing the ballfields. 1 Packet Pg. 8

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Figure 1: Subject Site.

2. Project Approvals
The Planning Commission must review the proposed project and make a recommendation to City Council on the legislative items associated with the project: the Rezoning, Development Plan, and Development Agreement. The Planning Commission is not bound by specific findings when making its recommendation to the City Council on a rezoning. The Planning Commission may base its recommendations on factors pertaining to general health, safety, and welfare of the community, as well as other relevant factors such as neighborhood narratives, policies, and programs in the existing General Plan. There are specific findings required for approval of a Development Plan and factors to be considered in approving a Development Agreement.

The Planning Commission can take final action to approve the Specific Plan, Subdivision, and Heritage Tree Removal Authorization, although any approval of these items will not take effect until the abovedescribed legislative items are approved by the City Council. 1 Packet Pg. 9

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A. Certification of Environmental Impact Report: In accordance with the California Environmental Quality Act (CEQA) an Environmental Impact Report has been prepared for the project. The purpose of an EIR is to evaluate and inform the public and decision makers of a project’s potential environmental impacts. The public comment period was from November 23, 2022 to January 9, 2023. Following public review and comment on the Draft EIR, a Final EIR and responses to written comments were prepared. The Final EIR includes any and all public agency and public comments received on the Draft EIR.

B. Rezoning: The project would change the zoning classification of the site from R-1 (Single Family Residential) to P-D (Planned Development) zoning district.

C. Development Agreement: The project would include a development agreement reflecting negotiations between the City and the Applicant. The Planning Commission must make a recommendation to the City Council as to the proposed development agreement’s consistency with the required factors for consideration in PMC section 9-4.5007.

D. Development Plan: As the project would rezone the site from the R-1 zoning district to the P-D zoning district, the P-D zoning district would need to be established through the adoption of a Development Plan showing proper orientation, desirable design character, and compatible land uses.

E. Specific Plan: Development within a P-D zoning district requires approval of a Specific Plan consistent with an approved development plan and the City’s adopted Design Guidelines, to establish the allowable physical development on a site.

F. Subdivision: The project would subdivide the existing parcel with a Vesting Tentative Parcel Map into three parcels.

G. Heritage Tree Removal Authorization: The project proposes removal of one or more heritage trees.

The staff’s analysis and recommendations related to the legislative items is contained in Sections 4 and 5 of this staff report and analysis of specific findings for approval of each discretionary permit is contained in Section 6 of this staff report.

3. Project Description
1) Proposed Buildings and Design
The existing parcel consists of 12.46 acres. The project would maintain 4.9 acres (Lot 1) as public playing fields and facilities, through a Development Agreement, and develop the remaining 7.5 acres as flats and townhomes. Forty-five dwelling units would provide workforce housing for Pacifica School District (PSD) employees while the remaining 25 dwelling units would provide rental housing available to the general public to provide funding to support PSD’s operations The 7.5 acres comprising the housing project is 1 Packet Pg. 10

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split into Lot 2 and Lot 3. While the applicant currently intends to construct the residential units at one time, it is possible the project may be developed in phases with the development of the 45 units of workforce housing constructed in Phase 1 on Lot 2 (the center of the parcel) and the remaining 25 units possibly constructed in Phase 2 on Lot 1 (the northern most section of the parcel). The proposed development consists of 81,208-sf in floor area across 14 buildings, including seven residential buildings, one residents common, one property management office building, one community facility available to the public, two bike storage facilities, and two trash enclosures as follows (Project Plans, Attachment C; Landscape Plans, Attachment D; Vesting Tentative Parcel Map, Attachment E). The specific breakdown is as follows:

Lot 2
• Building A: 26,385 sf, 27 flats
• Building B1: 7,370 sf, 6 townhomes
• Building B2: 7,370 sf, 6 townhomes
• Building B3: 7,370 sf, 6 townhomes
• Residents Commons: 1,000 sf
• Property management office: 900 sf
• Restroom/changing room facility (a.k.a. public facility building): 712 sf Lot 3
• Building C1: 5,142 sf, 4 townhomes
• Building C2: 5,142 sf, 4 townhomes
• Building D: 18,337 sf, 17 flats
The specific site configuration is shown in Figure 2 – Proposed Site Plan. 1 Packet Pg. 11

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Figure 2: Proposed Site Plan.

For all buildings the proposed materials, colors, roofing, and other architectural features are described in Table 3, followed by a rendering sample in Figure 3.

Table 3 –Summary of Architectural Features
Exterior Architectural Features Proposed
Exterior Materials Wide lap siding, board & batten siding, fiber cement shingles and trims
Exterior Colors Blue (Georgian Bay), white, shades of grey (Dovetail and Argos) and brown (High Tea and Latte)
Roofing Asphalt roof shingles
Windows Vinyl window framing
Figure 3: Rendering samples for Buildings A, B, C, and D.. 1 Packet Pg. 12

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1 Packet Pg. 13

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The project would consist of 10 craftsman style buildings, including residential buildings, a property manager office, residents commons, and public restrooms/changing rooms on Lot 2 and three 1 Packet Pg. 14

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residential buildings on Lot 3. The public restroom/changing room would support the playing field and recreational facilities on Lot 1. The project proposes to be constructed of wood frame utilizing exterior materials of fiber cement lap siding, vertical board and batten and shingle siding with high-performance vinyl windows and asphalt roofs. The buildings feature wood trellis canopies and porches. The project would also include two landscaped courtyards with seating areas on Lot 2 designed to serve the residential areas for both Lot 2 and Lot 3
2) Project Site
The subject site was originally part of the Park Pacifica Highlands subdivision, recorded with the County of San Mateo in 1965. The project site was planned for 54 single-family residential units on 54 separate lots, two lots with no planned use directly adjacent to Frontierland Park, and four dedicated public rights-of-way. As will be noted below, the applicant requests the City vacate the four dedicated public rights-of-way as part of its subdivision request.

In 1966, the site was acquired by the PSD, which operated the site as Oddstad Elementary School from 1968 to 2005. As the student population in Pacifica declined and newer facilities were constructed, the PSD closed the school. The buildings were leased to commercial tenants from 2006 to 2019 that primarily used it for educational or non-industrial purposes. Since 2019, the PSD has used it as additional storage. Throughout this time, the recreational fields were accessible to the public by reservation. The site is currently developed with two single-story buildings totaling approximately 49,205 sf.

The subject site consists of a total of 544,064 sf or 12.46 acres. As previously noted, the subject site would be divided into three separate lots consisting of the following acreage:
- Lot 1 – 4.99 acres
- Lot 2 – 4.69 acres
- Lot 3 – 2.78 acres
As will be further discussed under the Development Agreement section, Lot 1 will remain as publicly accessible recreational/ball fields.

There are 27 trees onsite which include Monterey cypresses, Monterey Pines, and a Peruvian pepper tree. Of the 27 trees onsite, seven are proposed for removal, including one heritage Monterey pine. All the trees removed, including the Monterey pine, will be replaced by Monterey cypresses. An arborist report (Attachment F) was completed on March 18, 2020, to evaluate the trees onsite, including the Monterey pine to be removed. The lone heritage Monterey pine recommended for removal was determined to be in a fair to poor condition and likely to continue to decline regardless of construction activities. The City’s granting of authorization to remove a heritage tree shall be based on specific criteria in the PMC as discussed later in this staff report. 3) Parking
The project proposes a total of 142 off-street at-grade parking spaces: 96 spaces for Lot 2 and 46 spaces for Lot 3. A more specific breakdown for the number of uncovered and covered spaces for each lot is described in Table 1 and Table 2 of the staff report.
1 Packet Pg. 15

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4) Landscaping and Open Space
The Project proposes approximately 80,475 sf of landscaping across Lot 2 and Lot 3. The proposed planting palette includes 46 different perennial, shrub, grass, groundcover, tree, and vine species, including native species and drought tolerant species. The project includes two landscaped courtyards designed to serve the residential areas. One landscaped courtyard is between the Office, Building B2 and Building B3, the other landscaped courtyard is between Building B1 and Building A.

Open space is also made available via the site’s 4.9 acres of fields and a basketball court. Given the size of the proposed uses, the project would be required to provide 1.4 acres pursuant to PMC Section 10-

1.803. Through a development agreement between the City and the PSD, the school district intends to exceed the required 1.4 acres of parkland dedication by allowing ongoing public use of the 4.9-acre field pursuant to the terms of the development agreement.

As will be further discussed below, the PSD’s operation and maintenance of the entire 4.9 acre field site would include periodic rental of the fields to soccer leagues and for other community events during the term of the development agreement. Following a period of 20 years, there are provisions for dedication of 1.4 acres should the PSD withdraw the 3.5 acres from public use for a permissible purpose. In such circumstances, the City would have the right of first offer to purchase the 3.5 acres unless the PSD needed the 3.5 acres for a bona fide district use as specified in the development agreement. 5) Signage
The project signage consists of tenant signage including providing building numbers, parking, a monument sign to identify the site, and a wayfinding sign to provide locational information to tenants and guests. The monument sign would be 8’-0” tall by 8’-5” wide and the wayfinding sign would be 6’-0” by 3’-0”. Signage is shown on Sheet L1.4 of Attachment C. PMC section 9-4.2907 requires multi-unit developments to have an approved master sign program. The PMC authorizes the Planning Director to approve an MSP and a condition of approval would require an approved MSP prior to building permit issuance. However, because the multi-unit development would include a freestanding sign, pursuant to PMC section 9-4.2906(b), the applicant is required to seek Planning Commission approval for the sign. 6) Rezoning
The project would rezone the subject site from the R-1 (Single Family Residential) to the P-D (Planned Development) zoning district. The proposed rezoning to P-D would require development of the project site to be subject to the development standards of the most similar district to the proposed use. The most similar district to the proposed use is the R-3 (Multiple-Family Residential) zoning district. 7) Development Plan
The amenities and compatibilities of the P-D District shall be insured through the adoption of a Development Plan showing proper orientation, desirable design character, and compatible land uses as recommended for approval by the Planning Commission and adopted by City Council. The project proposes multi-family residential and recreational uses. 1 Packet Pg. 16

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8) Specific Plan
The companion to the Development Plan, approval of a Specific Plan is required prior before the issuance of a building permit, grading, or tree removals. The proposed Specific Plan would allow construction of the residential and amenity buildings, and other site improvements including off-street parking areas and retaining walls.
9) Development Agreement
The project is seeking approval of a development agreement to establish certain developer benefits and public benefits (Attachment G). These include, but are not limited to, developer benefits including vested rights to proceed with development under the City’s current land use regulations for the term of 15 years. Public benefits include, but are not limited to, public use of the 4.9 acre fields located at 930 Oddstad Boulevard for at least a 25 year term, field improvements (drainage improvements, parking lot sealing and striping, basketball hoop installation), a public building with restrooms and changing rooms, ongoing maintenance of the fields and facilities by the PSD for at least a 20-year term, and City right of ongoing use of 1.4 acres of the 4.9-acre fields or a first right of offer to purchase an ownership interest in 1.4 acres of the 4.9-acre fields after 20 years.

4. Rezoning and Development Plan
The project requires a Planning Commission recommendation to City Council on whether to approve the proposed Rezoning and Development Plan. They are legislative actions which only the City Council can enact. Staff has included a condition of approval that would delay the effectiveness of any development permit approvals until the effective date of an ordinance approving the proposed Rezoning and Development Plan.

The following discussion includes staff’s analysis of the requests:

A. Rezoning RZ-205-20
As explained above, Pacifica Municipal Code section 2-2.202 directs the Planning Commission to make recommendations and provide advice to the City Council in the preparation, adoption, and amendment of the City's Zoning Law and other matters which provide for and control the future physical development and conservation of the City, based upon certain characteristics of the community. As noted above, the Planning Commission is not bound by specific findings when making its recommendation to the City Council on a proposed rezoning. It may base its recommendation on factors pertaining to general health, safety, and welfare of the community, as well as other relevant factors such as neighborhood narratives, policies, and programs in the existing General Plan. Similarly, per PMC section 9-4.3501, the Planning Commission may recommend to the City Council rezoning amendments whenever the public necessity and convenience and the general welfare require such amendments.

Staff’s recommendation on approval of Rezoning RZ-205-20 is based on the following discussion:
i. General Plan Consistency
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The proposed rezoning would be consistent with the following General Plan policies:

1. Promote a Positive Image. Promote a positive image of Pacifica as a desirable place to work, live and visit (ES-G-3);

3. Concentrated Development. Focus new development in or directly adjacent to alreadydeveloped areas, where it can be served by existing public services and where it will not have significant impacts on coastal or other resources (LU-G-2);

5. Private Parking. Ensure adequate off-street parking in all new development (CI-G-20);

6. Development of City Parks. Create and enhance neighborhood and pocket parks and plazas to provide access to local recreational space to all Pacifica residents (OC-G-1);

7. School Playfields. Continue to cooperate with the school districts to make school play fields available for public use after school hours (OC-G-4);

9. Optimize Public Facilities. Ensure that public facilities are adequate to meet needs, and plan for opportunities that help to meet goals of school districts and the City (OC-G-11);

10. School Site Reuse and Redevelopment. Identify appropriate future land uses for unused school sites that are compatible with existing neighborhoods (OC-I-55);

11. Prioritize in-fill residential development (Housing Element #4.D.i);

12. Provide housing opportunities for all income groups (Housing Element 8.A. page 114); and

13. Provide a choice of housing types and densities (Housing Element 8.A. page 114). ii. Existing Lot
The project sites (Lot 2 and Lot 3) can be adequately accessed from Oddstad Boulevard and can obtain all utilities from existing sources within the Oddstad Boulevard public right-of-way. The site’s location, layout, and in-fill nature of development on the site make it suitable for the density, intensity, and type of development as part of a rezoning to the P-D zoning district concurrent with the proposed Development Plan and Specific Plan, and approval of these items would not threaten public health, safety, or welfare.
iii. Surrounding Neighborhood
The surrounding neighborhood is predominantly single-family residential and commercial recreation land uses. The area zoned as commercial recreation is the Frontierland Park, owned and operated by the City of Pacifica. To the southeast of the project site is the Boys & Girls Club. 1 Packet Pg. 18

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The project area is characterized by two-story single-family homes to the west, south, north, and northeast. To the southeast is a hillside which slopes up towards Frontierland Park. The proposed project consists of one- and two-story buildings. The seven residential buildings are all two-stories and the property management office, residents commons, and public restrooms/changing rooms are all one story.

For additional context, Attachment H shows the neighboring compatible uses. These properties have been developed in a manner compatible with the proposed project in terms of height, design, and use. Staff finds that the proposed project can be developed without adverse impacts to public health, safety, and welfare to these developments. Therefore, the proposed project can safely develop without causing adverse neighborhood impacts.

In the case of the subject project, rezoning the site to the P-D zoning district would support the applicant’s objectives to provide workforce housing for Pacifica School District and potentially other public agency employees. The clustering of multi-family housing towards the middle and northwest corner of the site helps to preserve the hillside and maintains the existing fields.

Without the rezoning, residential density would be less, but would not support the School District’s goals to provide housing and would not help the City’s Housing Element goals and policies to provide housing.
iv. Maximum Development Potential
The proposed rezoning would change the maximum development potential of Lot 2 (4.69 acres) and Lot 3 (2.78 acres). Under the proposed Planned Development (P-D) district, the MultipleFamily Residential (R-3) district development standards would apply. The existing R-1 (SingleFamily Residential) zoning district has a minimum lot area of 5,000 sf resulting in a maximum residential development potential of 41 units for Lot 2 and 24 units for Lot 3. The change to P-D results in a minimum lot area of 2,075 sf and a maximum residential development potential of 99 units for Lot 2 and 59 units for Lot 3. The project proposes 45 residential units for Lot 2 and 25 residential units for Lot 3 for a total of 70 residential units. The project proposes a minimum lot dwelling area of 4,540 sf for Lot 2 and 4,848 sf for Lot 3.

Additionally, the project complements the residential uses of each lot with significant landscaping of 51,083 sf or 25 percent for Lot 2 and 27,913 sf or 23 percent for Lot 3.

B. Development Plan DP-81-20
As explained above, Pacifica Municipal Code section 9-4.2206 directs the Planning Commission to make recommendations and provide advice to the City Council in the establishment of a Planned Development District. The proposed Development Plan DP-81-20 for 930 Oddstad Boulevard would apply the development standards of the R-3 (Multi-Family Residential District) to Lot 2 and Lot 3. The following findings, as set forth in Pacifica Municipal Code section 9-4.2206, are required to recommend a Development Plan:
i. The proposed P-D District can be substantially completed within the time schedule submitted by the applicant;
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The applicant has anticipated certain economic conditions and proposes to construct the project in phases. Demolition and construction activities are anticipated to occur concurrently beginning in December after entitlement. A Development Agreement between the City and the Pacifica School District was prepared to further outline project phasing and requires commencement of construction for Phase 1 and the parkland improvements within seven years of the execution of the agreement. The Development Agreement would also provide flexibility to the applicant to complete the project.

Therefore, there is sufficient evidence to make this finding. ii. Each unit of the development, as well as the total development, can exist as an independent development capable of creating an environment of sustained desirability and stability or adequate assurance that such objective will be attained; The proposed project, a workforce housing development with 70 units, is compatible with the larger Park Pacifica residential neighborhood. Specifically, the project would be constructed consistent with the Low Density Residential density (three to nine dwelling units per acre) that exists in the surrounding neighborhood. The main distinction would be the multi-family residential building form factor of the proposed project.

Similar to existing residences, the project benefits from its location on Oddstad Boulevard, a collector street and each building would have access to existing water, sewer, and storm utilities. The craftsman building design, two story heights, landscaping and new trees proposed by the Development Plan would support the desirability and stability of the neighborhood. Individually, each building is designed to provide a unified palette with style, materials and color selection, but is differentiated in terms of articulation and massing to show uniqueness. Additionally, as designed, each unit can provide all the requirements of a single housekeeping unit including, but not limited to restrooms and a place to store, cook, and wash food. Therefore, there is sufficient evidence to make this finding.
iii. The land uses proposed will not be detrimental to the present or potential surrounding uses but will have a beneficial effect which would not be achieved through other districts;
The proposed Planned Development district for Lot 2 and Lot 3, with a multi-family housing use and utilizing the Multi-family Residential District (R-3) development standards, would help to activate an underutilized former school site by providing quality design and building elevations compatible with surrounding uses. The buildings in the surrounding neighborhood are primarily two-story single-family houses. The development would not exceed two stories and would comply with the maximum 35’-0” height limit. The craftsman design compliments the neighboring houses. The proposed development provides landscaping on 20 percent of the project site and to the rear of the property, maintains 33 percent of the project area in its natural state. Therefore, there is sufficient evidence to make this finding.
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The proposed Planned Development district for Lot 1 would authorize a public park use, which is consistent with its current use, and would not introduce any new or expanded uses that would be detrimental to the present or potential surrounding uses. The presents of a public park at this location would be beneficial to the multi-family residential uses proposed with the project as well as the surrounding residential and commercial uses in the vicinity of the project site.
iv. The streets and thoroughfares proposed are suitable and adequate to carry anticipated traffic, and increased densities will not generate traffic in such amounts as to overload the street network outside the P-D District;
The project is served by Oddstad Boulevard. The General Plan identifies Oddstad Boulevard as a collector street, which has slower permitted speeds than arterials, serve short, local trips, and accommodate travel between residential neighborhoods and arterials. Collectors have moderate volumes of traffic, and accommodate equally automobiles, bicycles, and pedestrians within the right-of-way. The project’s Transportation Analysis studied the magnitude of traffic produced by the proposed development. The analysis concluded that “the project is estimated to generate approximately 484 daily trips with 30 trips during the morning peak commute hour and 37 trips during the evening peak commute hour. This equates to one new trip on Oddstad Boulevard every 2 minutes. It is unlikely that such a small number of added trips would be noticeable to existing residents.”
The Transportation Analysis also evaluated intersections along Oddstad Boulevard and estimated that there would be no noticeable change in the level of service or traffic conditions due to the project, which is consistent with the General Plan’s Circulation Element Policy CI-I-18 which indicates the city should strive to maintain a certain threshold. The project would not exceed the threshold. Therefore, there is sufficient evidence to make this finding.
v. Any proposed commercial development can be justified economically at the location proposed and will provide adequate commercial facilities for the area; The proposed project is a residential development, therefore, the need to make this finding is not applicable.
vi. The area surrounding the development can be planned and zoned in coordination and substantial compatibility with the proposed development, and the P-D District uses proposed are in conformance with the General Plan and, where applicable, the Local Coastal Plan, or that changes in the General Plan or Local Coastal Plan are justified; The surrounding developments include single-family residences to the north, northeast, west, and south, an approximately 63-acre City of Pacifica-owned and operated park (Frontierland Park) to the east, and the Boys and Girls Club to the south. The design of the surrounding residences includes gabled roofs, wood framing, support columns, exposed rafters and covered porches which are characteristic of craftsman styles. The 1 Packet Pg. 21

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proposed project design is congruent with the adjacent neighborhood and employs the same craftsman style. Twenty percent of the project is landscaped and incorporates drought tolerant and native vegetation. Additionally, the rear of the property will be maintained in a natural state and visually transitions well with the abutting Frontierland Park.

The proposed Development Plan would be consistent with the City’s General Plan.

General Plan consistency includes, but is not limited to, the following:

1. Land Use Element
Public and Semi-Public. The Public and Semi-Public (PSP) designation indicates public or private schools, libraries, police, and fire stations and other civic and community uses. In the case that public facilities are converted or sold for new uses, Plan land use designations shall be updated. If a public school is discontinued, any proposed new use should be compatible with the adjacent neighborhood.

One of the applicant’s main objectives for the proposed project is to repurpose an underutilized Pacifica School District property as workforce housing to help reduce the cost of housing for School District employees. The School District would make residential units available for rent to employees. The residential nature of the proposed use, building design, and maximum heights are compatible with the adjacent neighborhood.

Low Density Residential (LDR). The Low Density Residential designation provides for development of three to nine dwelling units per gross acre. Single-family residential is the primary use intended for LDR areas. Residential care facilities, schools, and community uses are permitted. Clusters of small-lot development as well as standard subdivisions may be allowed.

The proposed residential density (70 units over 7.47 acres) is approximately nine dwelling units per acre, which is consistent with the density established for the LDR land use designation, which allows for three to nine units per acre.

2. General Plan Policies
Economic Sustainability Element, Policy ES-G-3. Promote a Positive Image.

Promote a positive image of Pacifica as a desirable place to work, live and visit.

Open Space and Community Facilities Element, Policy OC-G-11. Ensure that public facilities are adequate to meet needs, and plan for opportunities that help to meet goals of school districts and the City.

Open Space and Community Facilities Element, Policy OC-I-55. School Site Reuse and Redevelopment. Identify appropriate future land uses for unused school sites that are compatible with existing neighborhoods.
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Housing Element, Policy 4.D.i. Prioritize in-fill residential development.

Housing Element, Policy 8.A. page 114. Provide housing opportunities for all income groups.

Housing Element, Policy 8.A. page 114. Provide a choice of housing types and densities.

The proposed project supports the General Plan policies listed above while also furthering the Pacifica School District’s objectives to attract school employees by reducing the cost of housing and taking advantage of a property no longer needed as a school site. The project would provide 70 residential units which contribute toward meeting the City’s Regional Housing Needs Allocation across a variety of income levels, including 11 below market rate (BMR) units. vii. The project is consistent with the City's adopted Design Guidelines; and The City has adopted Design Guidelines which are intended to accomplish the following purposes:
• Ensure at least a minimum standard of design through the application of consistent policies.
• Encourage new construction which exceeds minimum standards and discourage construction which falls short of those standards.
• Provide a framework for review and evaluation of design proposals. • Implement applicable General Plan and Local Coastal Plan goals and policies. • Expedite and facilitate the planning permit process.
• Provide direction for design and redesign of projects.

The Design Guidelines are advisory in nature and, unlike zoning, do not contain explicit standards for determining strict compliance. Rather, they address significant elements of project design that, when balanced overall, result in the best possible site layout and building architecture for a project. An applicant may propose a project which complies with some but not all guidelines and the Planning Commission may still find the project consistent with the Design Guidelines. It is up to the Commission’s discretion to determine the appropriate balance and relative priority of the guidelines for a particular project when considering whether a project has achieved Design Guidelines consistency.

In staff’s assessment, as conditioned, the proposed improvements at the site are consistent with the City’s adopted Design Guidelines. Major areas of project consistency with the Design Guidelines are discussed below (Design Guidelines guidance followed by staff discussion):

SITE PLANNING
a. Site Improvements. Locate site improvements such as buildings, parking areas, and walkways to take advantage of desirable site features. For example, existing healthy trees and distinctive berms or rock outcroppings should be incorporated into site design.

Buildings should be oriented to capitalize on views of hills and ocean. 1 Packet Pg. 23

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Site improvements should be designed to work with site features, not against them. Lot grading should be minimized and disruption of natural features such as trees, ground forms, rocks, and water courses should be avoided.

Discussion
The parcel is oriented in a west to east direction adjacent to Oddstad Boulevard with the property frontage facing the west. The City’s General Plan identifies the land use designation of the site as Low Density Residential (LDR), which allows three to nine dwelling units per acre.

The project site is 12.46 acres and would be developed as three lots: Lot 1, Lot 2, and Lot

3. There is no plan to divide the parcel. Lot 1, consisting of 4.99 acres, would be developed as playing fields and a parking lot which would include basketball hoops and striping for parking spaces. Lot 2 (4.69 acres) and Lot 3 (2.78 acres) total 7.47 acres and would include a total of 70 units at a density of approximately 9 units per acre, consistent with the LDR land use designation.

The project proposes to construct five residential buildings, a property management office, residents commons, and public restroom / changing room on Lot 2 and three residential buildings on Lot 3. The project also includes four accessory structures, two each for trash collection and bike storage.

There are 27 trees within the Project Area, 20 of which would be maintained. The existing trees are predominantly Monterey Cypresses, but also include Monterey Pine and Peruvian Pepper. The project proposes at least 96 trees, including seven replacement trees. Twenty percent of Lot 2 and Lot 3 would be landscaped and would also include two courtyards.

To the east of the project site is the Park Pacifica Hillside, which also includes the Frontierland Park owned and operated by the City of Pacifica. b. Lighting. Exterior lighting should be subdued, and should enhance building design as well as provide for safety and security. Lighting which creates glare for occupants or neighbors should not be used. In general, large areas should be illuminated with a few low shielded fixtures. Tall fixtures which illuminate large areas should be avoided.

Discussion
The proposed lighting fixtures are downlights, as shown on Sheet L1.5-L1.6 of the Project Plans (Attachment C). The project includes site and building lighting including 10 to 12 foot pole lights, three-foot bollard lights, indirect lighting to identify wayfinding and project identification signage, integrated under canopy lighting at proposed carports, and wall scones at the proposed buildings.
c. Parking. The visual impact of parking areas should be minimized when appropriate to the site by locating parking areas to the rear or side of the property, rather than along street 1 Packet Pg. 24

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frontages. Ample landscaping should be used to help screen parking areas from both exterior and interior views.

Discussion
Many of the covered spaces would be provided through garages designed as craftsman and are integrated with the residential buildings. Other covered parking is provided by carports with corrugated metal roofing that will be under a structure that is capable of supporting solar panels. The parking areas are located within the Project Area and the majority of parking areas would not be wholly visible from the street. Additionally, the project will add new trees to provide visual breaks and screen parking areas.

BUILDING DESIGN
d. Design. The style and design of new buildings should be in character with that of the surrounding neighborhood. This does not mean that new buildings should be identical to existing buildings on neighboring lots, but that new buildings should complement, enhance, and reinforce the positive characteristics of surrounding development. This can be accomplished by incorporating the dominant architectural features of an area into the design of new development. Such features may include bay windows, chimneys, balconies, porches, roof shapes, and other architectural details and materials.

Discussion
The project building design is styled after the surrounding single-family residences to the north, northeast, west, and south. Like the single-family residences, the project design utilizes gabled roofs, wood framing, support columns, exposed rafters and covered porches which are characteristic of craftsman styles and achieves consistency with the neighborhood.
e. Scale. An important aspect of design compatibility is scale. Scale is the measure of the relationship of the relative overall size of one structure with one or more other structures.

Scale is also used to refer to a group of buildings, a neighborhood, or an entire city. A development can be “out of scale” with its surroundings due to its relative height, bulk, mass, or density.

A structure which is out of scale with its site and neighborhood threatens the integrity of the overall streetscape, and residential projects, particularly single-family dwellings, which are much larger than neighboring structures are therefore discouraged. The City’s height limitation is a maximum only, and the maximum height may often be inappropriate when considered in the context of surrounding development and topography. The “carrying capacity” of a given site is also an important factor in determining appropriate scale and lot coverage. As with the height limitation, the City’s lot coverage limitation is a maximum only.

Discussion
The proposed development is in a neighborhood that includes two-story single-family residential structures. None of the proposed buildings exceed two stories, and all are 1 Packet Pg. 25

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under the 30’-0” height maximum. Additionally, the majority of the buildings are oriented so that the narrowest side faces Oddstad Boulevard which assists in reducing the visual scale of the buildings. In instances where the widest face of the building faces Oddstad Boulevard, trees are proposed to be planted to provide a visual break in building mass. f. Details. Use architectural features and details to help create a sense of human scale. Wall insets, balconies, window projections, etc., are examples of building elements which may help reduce the scale of larger buildings.

Discussion
The proposed building includes several architectural features and details that further help create a sense of human scale. These features and details include a distinct base, balconies, and various sized windows to break up the massing, and different colors, materials, and textures providing articulation.
g. Materials. Compatibility of materials is an essential ingredient in design quality. In areas with either historic or architecturally significant structures, the use of similar exterior construction materials should be used in new construction in order to maintain neighborhood character. Consistency and congruity of materials and design elements on individual structures is also important.

Discussion
The proposed material palette draws upon the surrounding neighborhood and includes asphalt shingle roofs, horizontal lap siding, fiber cement trim, wood trellises, divided-lite vinyl windows and wall sconces.
h. Color. Building color should be compatible with the neighborhood and should reinforce and complement the visual character of the building’s environment. Multiple colors applied to a single building should relate to changes of material or form.

Discussion
As shown on Sheets A4.0 of the Project Plans (Attachment C), the proposed color palette consists of three blue colors, white, and shades of grey and brown. For the multi-family residential buildings, colors, roof orientation, and material textures are utilized to differentiate units to give the appearance that the units are individual buildings and not connected.
i. Privacy. Consideration should be given to the impact of development on the privacy of surrounding properties. Use judicious windows placement and appropriate landscaping to help minimize the potential for loss of privacy.

Discussion
The minimum approximate setback from Oddstad Boulevard is 70’-5” providing space between the proposed development and existing properties. Additionally, the project maintains many of the existing mature trees along its frontage on Oddstad Boulevard and 1 Packet Pg. 26

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would plant an additional 96 trees, including seven replacement trees, along the perimeter of the property and between buildings.
j. Consistency. There should be architectural consistency among all building elevations. All elevations need not be identical, but a sense of overall design continuity must occur.

Window treatment and trim, for example, should be carried out around the entire building, not just on the most visible sides.

Discussion
The proposed buildings do not exceed two stories. The seven residential buildings are all two stories, and the property management office, residents commons, and public restroom / changing rooms are one story. The number of openings and size of windows on the different façades of the buildings vary, but are consistent across the buildings.

Additionally, the applicant has carried the same materials, trim, architectural detailing, and similar shapes of window openings on all sides of the proposed buildings.

LANDSCAPING
k. Purpose. Landscaping should not be used to screen or hide an otherwise unacceptable building. Building architecture should stand on its own, with landscaping incorporated as an integral element of overall project design.

Discussion
The landscaping and plant selection complements the architecture and material colors and provides visual spacing between buildings. The project also provides two landscaped courtyards as tenant amenities and is an integral part of the site design. l. Amount and variety. Applicants are encouraged to exceed the minimum amount of landscaping required by the zoning ordinance and landscaping plans should incorporate a variety of plant species. The amount, scale, and nature of landscape materials should be appropriate to the site and/or structure. Large-scale buildings should be complemented by large-scale landscaping. Development along major streets should also include large scale trees.

Discussion
The project proposes approximately 66,574 square feet of landscaped area which amounts to 20 percent of the Project Area. The proposed planting palette includes 46 different perennial, shrub, grass, groundcover, tree and vine species, including, but not limited to native species and drought tolerant species such as manzanitas, blue-eyed grass, yarrow, Mexican sage, and Australian fuchsia. As noted previously, the project would maintain many of the mature Monterrey Cypresses along Oddstad Boulevard which range in height and circumference.

Based on the foregoing, there is sufficient information to support a conclusion that the project would not be inconsistent with the City’s adopted Design Guidelines. 1 Packet Pg. 27

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viii. The project is consistent with the City's General Plan and, if applicable, Local Coastal Plan.

Based on the preceding discussion, the proposed Development Plan would be consistent with the General Plan. General Plan consistency would include, but not be limited to, making a discontinued school compatible with the surrounding neighborhood.

For the reasons set forth above, staff recommends a Planning Commission recommendation to the City Council to approve the requested Rezoning RZ-205-20 and Development Plan DP-81-20.

5. Required Findings for Development Agreement
A development agreement requires a Planning Commission recommendation to City Council and final adoption of an ordinance by City Council to approve the development agreement. Staff has included a condition of approval that would delay the effectiveness of any development permit approvals until the effective date of an ordinance approving the proposed development agreement.

A. Development Agreement DA-3-20. Section 9-4.5007 of the PMC states that the Planning Commission and City Council shall give consideration to the following factors when reviewing a development agreement:
i. Other pending applications and approved projects.

The project site is located at 930 Oddstad Boulevard. There are no other pending applications or projects recently approved in the immediate vicinity.
ii. The traffic, parking, public service, visual, and other impacts of the proposed development project upon abutting properties and the community.

As analyzed in the discussion of the proposed rezoning application, the project site consists of an in-fill development with direct access to a public street and utilities within Oddstad Boulevard. The proposed development would not result in any adverse impacts to public health, safety, or welfare as conditioned.

In particular, the project is consistent with the Low Density Residential land use designation in the General Plan, providing 70 residential units on 7.47 acres, which is approximately nine dwelling units per gross acre. Building mass would be broken up into seven residential buildings and three buildings with accessory uses, as opposed to a single building as would be required under current General Plan and zoning standards.

The Transportation Analysis evaluated intersections along Oddstad Boulevard and estimated that there would be no noticeable change in the level of service or traffic conditions due to the project, which is consistent with the General Plan’s Circulation Element Policy CI-I-18 which indicates the city should strive to maintain a certain level of service. The project would not exceed the threshold. Additionally, 1 Packet Pg. 28

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the project is anticipated to result in two additional trips per minute during peak hours which is not expected to be noticeable to the surrounding community. iii. Ability of the applicant to address public facility needs and financing obligations.

The project is seeking approval of a development agreement to establish certain developer benefits and public benefits (Attachment G). These include, but are not limited to, developer benefits including vested rights to proceed with development under the City’s current land use regulations for the term of the development agreement (typically, vesting occurs only after issuance of a building permit and commencement of construction), up to 25 years.

Public benefits include, but are not limited to, public use of the 4.9 acre fields located at 930 Oddstad for at least a 20 year term, field improvements (drainage improvements, parking lot sealing and striping, basketball hope installation), a public building with restrooms and changing rooms, ongoing maintenance of the fields and facilities by the School District for at least a 20-year term, and a potential

1.4 acre dedication after 20 years. These public improvements and community benefits would increase park and recreation availability and the School District’s agreement to operate and provide maintenance of the fields and amenities enhances City operations while minimizing costs to the City. Maintenance of the fields, in 2022 dollars, is anticipated to be $243,704 annually and would be considered a community benefit. However, the costs that are incurred by the school district for drainage improvements, striping, construction of the public restroom, and basketball hoops, would be credited to the School District for its obligation to pay $961,984 for the Parkland Improvement Fee. iv. The relationship of the project to the City's growth management program.

Pursuant to Government Code section 66300(b)(1)(D), the City is currently unable to require issuance of a growth management allocation for housing projects as required by PMC section 9-5.03 through January 1, 2025. Therefore, consideration of this factor for approval of a development agreement is not applicable at this time.
v. The provisions included, if any, for reservation, dedication, or improvement of land for public purposes or accessibility to the public.

As noted above, the proposed public benefits in the development agreement would include improvements to the playing fields at Oddstad Boulevard. These improvements would include construction of additional off-street parking facilities, striping, and drainage improvements. These improvements and the availability of the playing fields would create park and recreation opportunities for the public.
vi. The type and magnitude of the project's economic effects to the City of Pacifica, and of its contribution, if any, toward meeting the City's housing needs, including affordable housing.

The project provides a total of 70 residential units across various income levels including 11 below market rate at low- and moderate- income levels, subsidized housing for School District employees, and market rate housing. The project seeks to support the School District in their goals of attracting and retaining quality employees, which benefits Pacifica residents. 1 Packet Pg. 29

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As stated before, playing fields would be accessible to the Pacifica community and would be operated and maintained by the School District at no cost to the City for a minimum of 20 years. The savings of not having to perform operations or maintenance on the fields results in an annual savings of $243,704 in 2022 dollars. Extrapolated over the 20-year term of this provision, this amounts to a total of $4,874,080 in savings.
vii. Any other comparable, relevant factor or factors.

As discussed in the section of the staff report analyzing the development permits for the project, the project would result in an appropriate development of the site given its in-fill nature and access to existing City infrastructure. The project would be compatible with existing residential uses, and Pacifica residents will be able to utilize the project’s playing fields. Given the project’s proximity to Frontierland Park, the addition of playing fields to the City’s parkland inventory helps to make the area a local destination for recreation. The project, in whole, inclusive of the provisions of the proposed development agreement, would be positive for the City of Pacifica and would not adversely affect public health, safety, or welfare.

In summary, based on review of the factors above, staff recommends that the Planning Commission recommend approval of the Development Agreement to the City Council.

6. Required Findings for Discretionary Permits
A. Specific Plan SP-173-20. Pacifica Municipal Code section 9-2210(a) directs the Planning Commission to approve, approve conditionally, or disapprove the specific plan based on the following findings, which are set forth in Pacifica Municipal Code section 9-2209:
i. That the specific plan is consistent with the approved development plan.

The project applicant has submitted an application for a Specific Plan concurrent with the Development Plan for three lots. Lot 1, consisting of 4.99 acres, maintains the R-1 (Single-Family Residential District) zoning and will be used for playing fields and recreational facilities. Lot 2 would be composed of 4.69 acres and would be constructed with 45 residential units across five residential buildings, and also include a property management office, residents commons, and public restroom and changing room supporting the adjacent playing fields on Lot 1. Lot 3 would be composed of 2.78 acres and include 25 residential units across three buildings. The Specific Plan, showing circulation, open space, public buildings, land uses, topography, landscaping, irrigation, parking, buildings, and utilities is substantially consistent with the Development Plan under review by the Planning Commission. ii. That the use or building applied for is consistent with the City’s adopted Design Guidelines.
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As previously discussed under section 4.B.vii. of this staff report, there is sufficient evidence to make this finding.

Based on the above findings, staff recommends approval of the Specific Plan.

B. Vesting Tentative Subdivision Map SUB-248-20. Section 10-1.407(c) of the PMC states that a vesting tentative subdivision map shall be approved only if the Commission makes the following finding:
i. That the proposed subdivision, together with the provisions for its design and improvement, is consistent with the General Plan, any Specific Plan, the Local Coastal Program, and the zoning provisions.

The discussion of General Plan consistency and zoning provisions compliance contained in the findings for approval of a rezoning and development plan, above, are hereby incorporated by reference. As discussed above, the project would be consistent with the following General Plan policies: Promote a Positive Image (ES-G-3), Appropriate Site Design (ES-I-36), Concentrated Development (LU-G-2), Future Residential Development (LU-G-3), Private Parking (CI-G-20), Development of City Parks (OC-G-1), School Playfields (OC-G-4), Park Land Dedication or In-Lieu Fees (OC-I-1), Optimize Public Facilities (OC-G-11), School Site Reuse and Redevelopment (OC-I-55), Prioritize in-fill residential development (Housing Element #4.D.i), Provide housing opportunities for all income groups (Housing Element 8.A. page 114), and Provide a choice of housing types and densities (Housing Element 8.A. page 114); the Below Market Rate inclusionary zoning requirements in PMC Title 9, Chapter 4, Article 47; and, P-D (Planned Development) / R-3 (Multi-Family Residential) Zoning Standards in PMC Title 9, Chapter 4, Article 6.

Because the project is a for-rent multi-family development, the subdivision standards in PMC Title 10, Chapter 1 that are designed for subdivisions of land are not applicable to the proposed project.

However, the proposed subdivision would meet the lot design standards required by Table 4 of PMC section 10-1.912(c); and, PMC section 10-1.909 related to the preservation of existing vegetation by preserving the southern half of the project site. The proposed subdivision would also comply with the specific requirements applicable to a vesting tentative subdivision map in PMC section 10-1.706. These include, but are not limited to a conspicuous printing on its face the words “vesting tentative map”; and, a concurrent application for all other required discretionary project approvals which include rezoning, a Development Plan, a Specific Plan and heritage tree removal authorization.

Based on the foregoing, there is sufficient information to support a conclusion that the proposed vesting tentative subdivision map, together with the provisions for its design and improvement, is consistent with the General Plan, any Specific Plan, the Local Coastal Program, and the zoning provisions.

Therefore, staff recommends approval of the vesting tentative subdivision map.

C. Heritage Tree Removal Authorization. Section 4-12.05(c) of the PMC, which was in effect at the time the application was deemed complete, requires Planning Commission authorization of heritage tree removal in conjunction with any action to approve other discretionary permits. This section of the PMC does not provide specific findings for approval of removal of heritage trees. Rather, it states that approval of heritage tree removal shall be based on the following criteria:
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1. The condition of the tree with respect to disease, general health, damage, public nuisance, danger of falling, proximity to existing or proposed structures, interference with utility services, and its ability to host a plant which is parasitic to another tree which is in danger of being infested by the parasite;

2. Whether the requested action is necessary for the economically viable use of the property;

3. The topography of the land and effect of the requested action on it;

4. The number, species, size, and location of existing trees in the area and the effect of the requested action upon shade, noise buffers, protection from wind damage, air pollution, historic value, scenic beauty and upon the health, safety, historic value, and general welfare of the area and the City as a whole; and

5. The number of healthy trees the parcel is able to support.

The applicant has submitted an arborist report that assess the condition of all trees in the project vicinity including four heritage Monterey pine trees on the project site (Attachment F). The arborist report determined one of the Monterey pine trees (Tree #24) to be in fair to poor condition which is expected to decline regardless of construction activities and recommended removal of the tree.

Based on the foregoing, there is sufficient information to support a conclusion that heritage tree removal is justified based on the criteria in PMC section 4-12.05(c).

7. CEQA Recommendation
The City is the lead agency for all California Environmental Quality Act (CEQA) activities and is responsible for preparation of all studies/documents associated with environmental review of the Project.

The City published the Notice of Preparation for an Environmental Impact Report (EIR) for the Project on October 22, 2021, and a Scoping Meeting was held on November 4, 2021. On November 23, 2022, the City issued a Notice of Availability of the Draft Environmental Impact Report (DEIR). Publication of the Notice of Availability began a forty-five (45) day public review period, concluding January 9, 2023. During this period, the DEIR was available for review and comment to the community, local, State, federal agencies, and interested organizations.

The DEIR is included as Attachment I and is available at:
https://www.cityofpacifica.org/departments/planning/environmental-documents CEQA Guidelines Appendix G sets forth a set of questions to answer to evaluate impacts to environmental resource areas. The DEIR found that all impacts would be mitigated to a less-thansignificant level with implementation of the recommended mitigation measures, with the exception of Transportation and Traffic, specifically Vehicle Miles Traveled, which would remain a significant and unavoidable impact. Mitigation measures were still applied to these topics to reduce the impacts as much as possible, as required by CEQA.

Resource areas requiring mitigation measures to reduce impacts to less-than-significant include Aesthetics, Air Quality, Biological Resources, Cultural and Tribal Cultural Resources, Geology and Soils, Greenhouse Gas Emissions, Hazards and Hazardous Materials, Noise, Transportation and Traffic as 1 Packet Pg. 32

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shown in Table 1 below. Resource areas listed as less-than-significant or no impact do not require mitigation. Resource areas requiring mitigation are further described below.

TABLE 1: Resource Area Impact Summary
Less-than-Significant or No Impact Less-than-Significant Impact with Mitigation
Significant and
Unavoidable Impact
Agricultural and Forestry
Resources Aesthetics Transportation and Traffic
Energy Air Quality
Hydrology and Water Quality Biological Resources
Land Use Cultural Resources and Tribal
Cultural Resources
Mineral Resources Geology and Soils
Population and Housing Greenhouse Gas Emissions
Public Services Hazards and Hazardous
Materials
Recreation Noise
Wildfire Transportation
The Pacifica School District intends to lease all 70 units to School District employees. For the purposes of the CEQA analysis, the City assumed the 70-unit workforce housing project would consist of 25 market rate units and 45 below market rate units. Forty-four of the below market rate units were assumed to be leased to School District employees, and one below market rate unit leased to an on-site property manager. While it is the School District’s goal to lease all 70 units to School District employees, the School District’s financing strategy includes the possibility of leasing units to market rate tenants to subsidize the below market rate units. To evaluate the highest possible degree of impact, the 45 below market rate – 25 market rate scenario was studied. This is further described below under Significant and Unavoidable Impact.

Significant and Unavoidable Impact:

Transportation and Traffic
The EIR determined there would be a significant unavoidable impact for traffic and transportation specifically related to vehicle miles traveled (VMT). VMT is a measure for how much an individual or household drives by a private vehicle. The usage of VMT in environmental analysis aligns with the State’s goals to reduce greenhouse gas (GHG) emissions by reducing the number of miles driven by individual persons.

As described above, the project proposes 45 below market rate units, 44 of which will be leased to Pacifica School District employees, and one of which will be leased to an on-site property manager. The remaining 25 units will be leased to market rate tenants. The traffic analysis assumes each unit will be occupied by two driving-age tenants for a total driving population 140 tenants for the purposes of calculating VMT.

The Traffic Analysis categorized occupants as:
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• Pacifica School District Employees in School District-restricted units • Non-Pacifica School District Employees in School District-restricted units • Market rate tenants
• On-site property manager
A VMT per capita value was assigned to each category. The VMT per capita for the project was estimated to be 14.69. The existing citywide VMT per capita is 15.81, so the average for the project would need to be 13.44 to meet the threshold of 15percent below the existing citywide average. Since VMT of 14.69 exceeds the 13.44 VMT threshold, the VMT impacts of the project were determined to be significant.

Mitigation measures include implementing the following Transportation Demand Management strategies:
• Safe Routes to School. Pursue grants to fund pedestrian and bicycle improvements around Pacifica School District schools to increase safety for students and staff walking and bicycling. • Install Bike Racks. Identify Pacifica School District schools where more bicycle racks are needed.

Once identified, install as needed.
• Install e-bike Charging Stations. Install e-bike charging systems in secure bike parking facilities at Pacifica School District schools.
• Install Electric Vehicle Charging Stations. To encourage and support electric vehicle ownership by project residents, install EV charging stations at Pacifica School District schools. • Samtrans Flex Services. Continue to partner with Samtrans to establish fixed-route services to Pacifica School District schools. Coordinate with Samtrans on possible flex services (such as diala-ride) to serve schools with lower demand. • Shuttle Services. Partner with the Jefferson Union School District to fund shuttle services to Pacifica schools.

Less than Significant Impacts with Mitigation. The impacts identified under the following resource areas have mitigations which are further detailed in the Mitigation Monitoring and Reporting Program for the 930 Oddstad Boulevard project. Sections of the DEIR are identified for each resource area to obtain more information.

Aesthetics (Section 4.1)
The project would implement mitigation measures to avoid impacts to aesthetics relating to degrading the visual character or quality of public views of the site and its surroundings nor would the project conflict with the applicable zoning and other regulations governing scenic quality. The mitigation requires compliance with tree protection measures identified in the Arborist Report as well as recommended replacement trees identified in the Tree Replacement Memo which will help ensure protection of the quality of public views of the site and its surroundings. Compliance with applicable Design Guidelines and implementation of the tree protection measures and usage of recommended replacement trees would ensure that development of the proposed project would not degrade the visual quality or character of the area and potential impacts would be less than significant.

Air Quality (Section 4.2)
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The project would implement mitigation measures to avoid impacts to air quality relating to construction dust and emissions from construction equipment. Construction activities, particularly during demolition, site preparation, operation of heavy equipment, delivery of materials, worker travel, and grading, would temporarily generate fugitive dust. The Bay Area Air Quality Management District (BAAQMD) CEQA Air Quality Guidelines consider these impacts to be less than significant if best management practices, such as watering exposed surfaces, covering loose materials in haul trucks, and limiting vehicle speeds on unpaved surfaces, are implemented to reduce the emissions. Additionally, to reduce diesel particulate matter emissions, the use of heavy equipment larger than 50 horsepower should be limited or when possible electric-powered equipment should be used when possible.

Biological Resources (Section 4.3)
The project would implement mitigation measures to avoid impacts to dusky-footed woodrats, the obscure bumble bee, red-legged frogs, bats, nesting migratory birds, and seasonal wetlands that were created due to a damaged concrete drainage ditch. The mitigation measures include creating nondisturbance buffers around active nesting sites or middens, consulting with qualified biologists for possible relocation of certain species, and planting foraging habitat for obscure bumble bees such as California native flower plants. For seasonal wetlands, best management practices should be implemented prior to earthwork. This includes construction exclusion zones to protect native wetland plants or a split rail fence along the boundary between the recreational field, seasonal wetland, and concrete drainage. Where native plants are removed, altered or destroyed, native plants shall be planted at a 1:1 replacement ratio. With incorporation of these measures, the project would result in a less than significant impact to dusky-footed woodrats, obscure bumble bees, red-legged frogs, bats, nesting migratory birds and seasonal wetlands.

Cultural Resources (Section 4.4)
Ground disturbing activities associated with project construction could disturb previously unrecorded archaeological resources or human remains due to ground disturbance associated with construction activities. Mitigation measures will be implemented to avoid or reduce impacts due to inadvertent discovery of archaeological resources, archaeological resources and/or human remains that may be present on the site, which includes work stoppage and tribal consultation if resources are discovered.

These measures would reduce potential impacts to unrecorded archaeological resources at the site by identifying them prior to construction and developing alternative project designs, or treatment plans to avoid or minimize impacts to resources.

Geology and Soils (Section 4.5)
As with the larger San Francisco Bay Area, the project site is in a region of high seismicity. Additionally, the existing soil conditions, including 35 feet of fill underlying the site, have the potential for geologic and soil instability. The seismicity and geologic and soil instability could be mitigated through the implementation of geotechnical recommendations in the project design. The demolition and grading activity which could result in soil erosion or loss of top soil could be mitigated by compliance with the City’s stormwater control measures and the San Mateo Countywide Water Pollution Prevention Program. While the preliminary geotechnical report determined the project site to be geotechnically and geologically feasible for future development, the project site would still be subject to risks associated with local soils. A mitigation measure requiring a construction level geotechnical evaluation will be required and all standards and recommended engineering measures to mitigate for liquefaction, expansive soils and other local soil constraints must be incorporated into the project. 1 Packet Pg. 35

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There are no major or unique paleontological resources known to exist in the city, and the likelihood of encountering unique paleontological resources is low. However, development of the project could result in the discovery and disturbance of previously unknown or undiscovered paleontological resources. To reduce this potential impact to unique paleontological resources to a less-than-significant level, if during construction activities, ground disturbing activities shall halt, and the applicant shall retain a qualified paleontologist to evaluate the discovery and make recommendations.

Greenhouse Gas Emissions (Section 4.6)
GHG emissions associated with construction of the project would be less than significant through the preparation and implementation of a GHG reduction plan that uses at least 10 percent local building materials and reuses and recycles at least 50 percent of construction waste or demolition material.

Hazards and Hazardous Waste (Section 4.7)
Based on the age of the school building and shed, there is a potential for asbestos and lead-based paint exposure during construction activities, such as demolition of the existing structures. However, the proposed project would be required to comply with all applicable federal, state, and local regulations during construction and disposal of contaminated materials. Performing a survey to identify asbestoscontaining materials and lead based paint and incorporating findings into a report that includes appropriate removal and disposal protocols if such materials are found, would result in a less than significant impact.

Noise (Section 4.10)
Noise from project construction and noise from project operation would be reduced to a less than significant impact with implementation of a mitigation measure requiring best management practices, but not limited to, the following: limiting construction hours, employing newer construction equipment with state-of-the-art noise shielding and muffling devises, staging noise-generating equipment as far as possible from noise-sensitive receptors, substituting nail guns for manual hammering where feasible, notifying adjacent residences early and frequently of construction activities, and utilizing a noise disturbance coordinator.

Transportation and Circulation (Section 4.13)
The project would implement mitigation measures to avoid impacts to site lines such as maintaining low-lying shrubs and removing branches less than seven feet in height from the ground level at locations close to driveways and prohibiting parking south of the project driveway along Oddstad Boulevard for a distance of at least 30 feet.

Public Comment on the Draft EIR
One public comment letter was received (Attachment J) which centered on traffic around Oddstad Boulevard from tenants leaving the project site. No comments were received from public agencies. All comments were responded to in the Final EIR discussed below and clarifying text revisions were made where necessary.

Final EIR
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Following the conclusion of the public comment period, the City prepared a Final EIR in accordance with Section 15132 of the CEQA Guidelines. The Final EIR was published on March 15, 2023.

The Final EIR is included as Attachment K and is available at:
https://www.cityofpacifica.org/departments/planning/environmental-documents The Final EIR includes the Mitigation Monitoring and Reporting Program (MMRP) that describes mitigation measures to reduce potentially significant environmental impacts to less than significant levels where possible. When it is not possible to reduce potentially significant environmental impacts to less than significant levels, a lead agency must adopt a Statement of Overriding Considerations.

CEQA Findings of Fact and Statement of Overriding Considerations When there are significant and unavoidable environmental impacts associated with a project that cannot be mitigated to less than significant levels, CEQA requires the decision-making agency to balance, as applicable, the economic, legal, social, technological, or other benefits of a proposed project against its unavoidable environmental impacts when determining whether to approve the project. If the specific economic, legal, social, technological, or other benefits of a proposed project outweigh the unavoidable adverse environmental effects, the adverse environmental effects may be considered acceptable. The City is required to state the specific reasons to support its action based on the Final EIR or other information in the record in a document is called a “Findings of Fact and Statement of Overriding Considerations” which is included in Attachment L.

Staff recommends that the Planning Commission certify the FEIR, make the required Findings of Fact, and approve the Statement of Overriding Considerations.

Mitigation Monitoring and Reporting Program
The Mitigation Monitoring and Reporting Program (MMRP) identifies 26 mitigation measures related to Aesthetics, Air Quality, Biological Resources, Cultural and Tribal Cultural Resources, Geology and Soils, Greenhouse Gas Emissions, Hazards and Hazardous Materials, Noise, Transportation and Traffic. The MMRP is incorporated with the Final EIR as indicated above and is included in Attachment K.

Implementation of the MMRP will be monitored by City staff to ensure the potential impacts of the implementation of the Project is reduced in accordance with CEQA.

8. Staff Analysis
The project site, because of its proximity to residential uses, is an appropriate in-fill development site.

The project would reuse an underutilized school site that is compatible with the existing neighborhood.

In-fill development and reuse of the school site is consistent with various policies in the City’s General Plan. The project, as conditioned, would be consistent with applicable provisions of the PMC and required findings for approval of the required permits, or would receive appropriate exceptions therefrom.

Rezoning Lot 2 and Lot 3 of the project site to Planned Development and approving the Development Plan and Specific Plan to apply R-3 (Multi-Family Residential) development standards to Lot 2 and Lot 3 1 Packet Pg. 37

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and maintaining Lot 1 as a park use would be consistent with the City’s General Plan and enhance public health, safety, and welfare.

Due to the appropriateness of the project and its consistency with applicable development regulations, staff recommends a Planning Commission certify the FEIR, make the required findings and approve the Statement of Overriding Considerations, recommend the City Council approve the proposed development agreement, rezoning, development plan and approve the specific plan, vesting tentative map and heritage tree removal authorization.

COMMISSION ACTION
MOTION FOR APPROVAL:

Move that the Planning Commission ADOPT the resolution included as Attachment A to the staff report to CERTIFY the Final Environmental Impact Report, adopt the Mitigation Monitoring and Reporting Program, make the required findings and approve the Statement of Overriding Considerations; APPROVE Specific Plan SP-173-20, Vesting Tentative Parcel Map SUB-248-20, and Heritage Tree Removal Authorization, subject to conditions of approval in Exhibit A of the resolution; to RECOMMEND City Council approval of ordinances to approve Development Agreement DA-3-20, Rezoning RZ-205-20, and Development Plan DP-81-20; and, to INCORPORATE all maps, written records and reports, and testimony into the record by reference.

ATTACHMENT LIST:

Attachment A - Draft Resolution and Ordinance (DOCX)
Attachment B - Land Use and Zoning Exhibit (PDF)
Attachment C - Project Plans (PDF)
Attachment D - Landscape Plans (PDF)
Attachment E - Vesting Tentative Parcel Map (PDF)
Attachment F - Arborist Report (PDF)
Attachment G - Draft Development Agreement (DOCX)
Attachment H - Compatible Uses (PDF)
Attachment I - Draft Environmental Impact Report (EIR) (PDF) Attachment J - Comment letter from DEIR (PDF)
Attachment K - Final Environmental Impact Report (EIR) (PDF) Attachment L - Findings of Fact and Statement of Overriding Considerations (PDF) 1 Packet Pg. 38

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Land Use & Zoning
City of Pacifica Planning Department
General Plan Diagram
Neighborhood: East Linda Mar and Park Pacifica
Land Use Designation: Low Rise Residential

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Zoning District: R-1(Single Family Residential District)

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Attachment: Attachment B - Land Use and Zoning Exhibit (5305 : Pacifica School District Workforce Housing Project - 930 Oddstad Blvd.)

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Packet Pg. 255 Attachment: Attachment D - Planning Commission Agenda Packet - March 20, 2023 (5327 : Pacifica School District Workforce Housing Project - No Copies, transmissions, reproductions, or electronic manipulation of any portion of these drawings in whole or in part are to be made without the express permission of BDE ARCHITECTURE INCORPORATED. All design indicated within these drawings are property of BDE ARCHITECTURE INCORPORATED. All copyrights reserved © 2018.

PACIFICA SCHOOL DISTRICT WORKFORCE HOUSING
A0.0

PROJECT INFORMATION
MAY 11, 2021

PACIFICA SCHOOL DISTRICT

WORKFORCE HOUSING
ZONING: R-1 RESIDENTIAL
APN: 023-672-600
LAND USE: ODDSTAD SCHOOL

TYPE OF CONSTRUCTION
RESIDENTIAL: TYPE VA

CURRENT USE ON SITE

PARKING LOT FOR ADJACENT BUILDINGS
LOT AREA:

TOTAL AREA (LOT2 & 3): 325,479 SF (7.5 AC)
LOT 2 204,275 (4.69 AC)
PROPOSED LOT COVERAGE: 16.60% (33,908 SF)
BLDG A: 12,795 SF
BLDG B1: 3,194 SF
BLDG B2: 3,194 SF
BLDG B3: 3,194 SF
COMMUNITY BLDG: 1,015 SF
PUBLIC RESTROOMS: 800 SF
OFFICE BLDG: 900 SF
BIKE STORAGE:` 388 SF
TRASH: 461 SF
TOTAL: 33,908 SF
LOT 3 121,204 (2.78 AC)
PROPOSED LOT COVERAGE: 15.20% (18.410 SF)
BLDG C1: 2,280 SF
BLDG C2: 2,280 SF
BLDG D: 9,708 SF
BIKE STORAGE: 388 SF
TRASH: 246 SF
TOTAL: 18,410 SF

PROJECT INFORMATION

OWNER DESIGN TEAM

OWNER ADVISORS

BROOKWOOD GROUP
50 CALIFORNIA ST. SUITE 1500
SAN FRANCISCO, CA 94111
P: 415.956.5056

OWNER DESIGN CONSULTANT

BDE ARCHITECTURE
934 HOWARD ST.

SAN FRANCISCO, CA 94103
P: 415.677.0966

SEIDEL ARCHITECTS
545 SANSOME ST
SAN FRANCISCO, CA 94111
P: 415.397.5535

CONCEPT SITE PLAN VICINITY MAP

PROJECT SITE

SHEET INDEX
Sheet No. Sheet Name
A0.0 PROJECT INFORMATION
A0.1 PROJECT INFORMATION
A0.2 OPEN SPACE AREAS
A1.0 CONCEPTUAL SITE PLAN
A1.1 BUILDING ADDRESS
A2.0 BUILDING A - FIRST FLOOR PLAN
A2.1 BUILDING A - SECOND FLOOR PLAN
A2.2 BUILDING A - ROOF PLAN
A2.3 BUILDING B - FIRST FLOOR PLAN
A2.4 BUILDING B - SECOND FLOOR PLAN
A2.5 BUILDING B - ROOF PLAN
A2.6 BUILDING C - FIRST FLOOR PLAN
A2.7 BUILDING C - SECOND FLOOR PLAN
A2.8 BUILDING C - ROOF PLAN
A2.9 BUILDING D - FIRST FLOOR PLAN
A2.10 BUILDING D - SECOND FLOOR PLAN
A2.11 BUILDING D - ROOF
A3.0 BUILDING A - EAST & WEST ELEVATIONS
A3.1 BUILDING A - NORTH & SOUTH ELEVATIONS
A3.2 BUILDING B - NORTH & SOUTH ELEVATIONS
A3.3 BUILDING B - EAST & WEST ELEVATIONS
A3.4 BUILDING C - NORTH & SOUTH ELEVATIONS
A3.5 BUILDING C - EAST & WEST ELEVATIONS
A3.6 BUILDING D - NORTH & SOUTH ELEVATIONS
A3.7 BUILDING D - EAST & WEST ELEVATIONS
A3.10 BUILDING A - BUILDING SECTIONS
A3.11 BUILDING B - BUILDING SECTIONS
A3.12 BUILDING C - BUILDING SECTIONS
A3.13 BUILDING D - BUILDING SECTIONS
A3.14 ENLARGED AMENITY PLANS
A3.15 ENLARGED AMENITY PLANS -ELEVATIONS
A4.0 COLOR & MATERIALS BOARD
A5.0 SITE PHOTOS
A6.0 CARPORT MATERIALS
C1.0 SHEET INDEX, LEGEND, AND ABBREVIATIONS
C1.1 EXISTING SITE PLAN
C1.2 EXISTING MAPPING INFORMATION
C2.0 CONCEPTUAL SITE PLAN
C2.1 PROPOSED MAPPING INFORMATION
C3.0 CONCEPTUAL GRADING PLAN
C4.0 CONCEPTUAL UTILITY PLAN
C5.0 CONCEPTUAL STORMWATER MANAGEMENT PLAN
C6.0 CONCEPTUAL SIGNING AND STRIPING PLAN
C7.0 CONCEPTUAL FIRE DEPARTMENT ACCESS PLAN
C7.1 CONCEPTUAL FIRE HYDRANT SPACING PLAN
C8.0 EROSION CONTROL PLAN
C8.1 EROSION CONTROL PLAN
NORTH
NORTH
The site, located at 930 Oddstad Boulevard, currently within the R1-Residential zoning area, is bound by Big Bend Drive to the north, Yosemite Drive to the south, Oddstad Boulevard to the west and a large hill to the east. The planned workforce housing project is proposed to be re-zoned to a Planned Development District (P-D) zoning and shall apply for a General Plan Amendment. The project is to be located in the northern portion of the property extending from the existing school building parking lots to Big Bend Drive. Site elevations vary from approximately elevation 232 feet to the south and 250 feet at the northern end of the site.

The project shall consist of seven (7) craftsman style two-story residential buildings built in two phases: Phase , consisting of 4 buildings with 45 units. Phase 2 consists of 3 buildings comprised of 25 units. The 70 multifamily dwelling units range in size, consisting of 1-bedroom, 2-bedroom, and 3-bedroom flats and townhomes. Four (4 ) additional 1-story buildings shall serve as the site office, bike storage area and trash staging enclosures associated with the residential use. Two (2) additional 1- story buildings shall serve as a community amenity building with access from the adjoining site. The buildings shall be wood frame and have a mixture of fiber cement lap siding, vertical board and batten and shingle siding with high performance vinyl windows and asphalt shingle roofs. The buildings feature wood trellis canopies and porches. There are 2 landscaped courtyards with seating areas designed to serve the residential areas. Vehicular and pedestrian access and utility service will be from Oddstad Boulevard. The project proposes a single driveway for vehicular access and will provide drive aisles and concrete sidewalks/paths for vehicular and pedestrian circulation. One of the units shall house the on-site property manager.

There are 142 off-street at grade parking spots provided for residents and guests to the facilities along with 36 covered garage spots attached to the townhome buildings. 81 grade parking spots will be provided with carports. A total of 36 covered and secured bike parking stalls are to be provided in 2 bike storage location. All buildings shall be of Type V construction. Existing hardscape areas, softscape areas and existing 1964 school building will be removed to accommodate the proposed development. The existing Monterey Cypress trees along Oddstad Boulevard shall remain with the exception of five (5) trees which will be replaced with the new landscaping.

PROJECT DESCRIPTION
PROPOSED RESIDENTIAL UNITS:
44 UNITS
26 TOWNHOMES
70 RESIDENTIAL DENSITY: 9.33 DU /ACRE

PARKING
REQUIRED PARKING: 142
PROVIDED PARKING: 142
BIKE PARKING: LONG TERM: 36
SHORT TERM: 6
TOTAL: 42

OWNER LANDSCAPE

CONSULTANT

JETT LANDSCAPE
ARCHITECTURE + DESIGN
2 THEATRE SQUARE, SUITE
218
ORINDA, CA 94563
P: 925.254.5422
OWNER CIVIL ENG.

CONSULTANT

BKF ENGINEERS
255 SHORELINE DRIVE, SUITE
200
REDWOOD CITY, CA 94065
P: 650.482.6427

PLAN NORTH

TRUE NORTH

REQUIRED ACCESSIBLE UNITS
PER SECTION 11B-233.3.1.1: 5% OF TOTAL UNITS TO BE ACCESSIBLE (MINIMUM 1 REQUIRED)
5% OF 70 (UNITS): 3.5 (4) UNITS

LOT ARE PER DWELLING UNIT
MINIMUM LOT AREA PER DWELLING UNIT REQUIRED: 2,075 SQFT TOTAL LOT AREA PER DWELLING UNIT PROVIDED: 326,824 SQFT / 70 UNITS:
4,668 SQFT
NOVEMBER 2, 2022
LOT 2 204,275 (4.69 AC)
PROPOSED LOT COVERAGE: 15.60% (31,879 SF)
BLDG A: 14,003 SF
BLDG B1: 4,806 SF
BLDG B2: 4,806 SF
BLDG B3: 4,806 SF
COMMUNITY BLDG: 1,000 SF
PUBLIC RESTROOMS: 712 SF
OFFICE BLDG: 900 SF
BIKE STORAGE:` 385 SF
TRASH: 461 SF
TOTAL: 31,879 SF
LOT 3 121,204 (2.78 AC)
PROPOSED LOT COVERAGE: 14.30% (17,326 SF)
BLDG C1: 3,492 SF
BLDG C2: 3,492 SF
BLDG D: 9,708 SF
BIKE STORAGE: 388 SF
TRASH: 246 SF
TOTAL: 17,326 SF

1.c
Packet Pg. 73
Attachment: Attachment C - Project Plans (5305 : Pacifica School District Workforce Housing Project - 930 Oddstad Blvd.)

5.d
Packet Pg. 256 Attachment: Attachment D - Planning Commission Agenda Packet - March 20, 2023 (5327 : Pacifica School District Workforce Housing Project - 930 Oddstad Blvd.) No Copies, transmissions, reproductions, or electronic manipulation of any portion of these drawings in whole or in part are to be made without the express permission of BDE ARCHITECTURE INCORPORATED. All design indicated within these drawings are property of BDE ARCHITECTURE INCORPORATED. All copyrights reserved © 2018.

PACIFICA SCHOOL DISTRICT WORKFORCE HOUSING
A0.1

PROJECT INFORMATION
MAY 11, 2021
Total 55 81 0 2 4 142 22
SUB-TOTAL 14 30 0 0 2 46 0
SITE 10 18 0 2 28
D 0
C2 2 6 8
C1 2 6 8
PHASE 2
SUB-TOTAL 41 51 0 2 2 96 22
SITE 29 27 2 2 60
B3 4 8 12
B2 4 8 12
B1 4 8 12
A
PHASE 1
Uncovered Covered Guest Covered Uncovered Total Provided ADA
Parking Provided Compact (30% of Total Parking)
Total 55 70 17 142 42
SUB-TOTAL 20 25 6 51 15
D 12 17 29
C2 4 4 8
C1 4 4 8
PHASE 2
SUB-TOTAL 35 45 11 91 27
B3 6 6 12
B2 6 6 12
B1 6 6 12
A 17 27 44
PHASE 1
Uncovered Covered Guest Total REQUIRED
Parking Required
Compact (30% Of Total Parking)

PARKING

PROJECT STATISTICS
Tenant Storage 2108
Trash Enclosure B 246
Trash Enclosure A 406
Bike Storage 776
Office 915
Public Building 800
Community Building 1015
Building SQFT
Common Program
% 44% 19% 9% 14% 14% 100%
Totals 32 12 6 10 10 70
2nd Floor 17 6 N/A N/A N/A 23
Ground Floor 15 6 6 10 10 47
SQFT 783 998 1357 1401 1812
Unit Type 1BR 2BR TH-2BR TH-2BR TH-3BR TOTALS

BUILDING FLOOR AREA

BUILDING A
LEVEL 1: 12,795 SF
LEVEL 2: 13,590 SF
TOTAL: 26,385
BUILDING B1, B2,& B3:

LEVEL 1: 3,194 SF (GARAGE AREA: 2,018 SF)
LEVEL 2: 4,176 SF
TOTAL: 7,370 SF X 3 = 22,110 SF
BUILDING C1 & C2:

LEVEL 1: 2,280 SF (GARAGE AREA: 1,212 SF)
LEVEL 2: 2,862 SF
TOTAL: 5,142 SF X 2 = 10,284 SF
BUILDING D:

LEVEL 1: 9,708 SF
LEVEL 2: 9,684 SF
TOTAL: 19,392 SF
TOTAL BUILDING FLOOR AREA:

BUILDING A: 26,385 SF
BUILDING B1: 7,370 SF
BUILDING B2: 7,370 SF
BUILDING B3: 7.370 SF
BUILDING C1: 5,142 SF
BUILDING C2: 5,142 SF
BUILDING D: 19,392 SF
PUBLIC BLDG: 800 SF
COMMUNITY BLDG: 1,015 SF
OFFICE BLDG: 900 SF
BIKE STORAGE (1&2): 776 SF
TRASH ENCLOSURE (1& 2): 707 SF
TOTAL: 83,145 SF
ALL UNITS TO BE CONSIDERED ASSIGNED UNITS.
2% ACCESSIBLE PARKING OF 142 PARKING SPACES - 3 PARKING SPACES TOTAL AREA (LOTS 2 & 3): 325,479 SF
FAR: 83,145/ 325,479 = 0.255
TOTAL AREA OF BUILDING FOOTPRINTS ON SITE: 40,843 SQFT (0.937 ACRE) TOTAL AREA (LOTS 2 & 3): 325,479 SQFT
(40,843/ 325,479) x 100 = 12.54%
TOTAL AREA OF RECREATIONAL SPACE ON SITE:
i. OUTDOOR SEATING AREA: 1,256 SQFT (0.0288 ACRE)
ii. RECREATION BUILDING OUTDOOR SPACE: 5,762 SQFT (0.1322 ACRE) TOTAL: 7,018 SQFT (0.1610 ACRE)
TOTAL AREA (LOTS 2 & 3): 325,479 SQFT (7.472 ACRE)
(7,018/ 325,479) X 100 = 2.156%
TOTAL AREA OF CIRCULATION SPACE ON SITE: 20,836 (0.478 ACRE) TOTAL AREA (LOTS 2 & 3): 325,479 SQFT
(20,836/ 325,479) X 100 = 6.40%
PERCENTAGE OF AREA COVERED PER LANDUSE:

SHEET INDEX
Sheet No. Sheet Name
L1.0 CONCEPTUAL LANDSCAPE PLAN
L1.1a TREE PROTECTION PLAN
L1.1b TREE PROTECTION NOTES & ARBORIST REPORT
L1.1c LANDSCAPING PHASING PLAN
L1.2 CONCEPTUAL PLANTING PLAN
L1.3 CONCEPTUAL IRRIGATION PLAN
L1.4 CONCEPTUAL SIGNAGE PLAN
L1.5 CONCEPTUAL LANDSCAPE LIGHTING PLAN
L1.6 LANDSCAPE LIGHTING CUTSHEET
L2.0 DETAILS AND PRECEDENT IMAGES
NOVEMBER 2, 2022

PROJECT STATISTICS
Tenant Storage - BLDG B 667
Tenant Storage - BLDG A 1208
Trash Enclosure B 246
Trash Enclosure A 461
Bike Storage B 388
Bike Storage A 385
Office 900
Public Facility Building 712
Residents' Commons 1000
Building SQFT
Common Program
% 44% 19% 9% 14% 14% 100%
Totals 31 13 6 10 10 70
2nd Floor 16 7 N/A N/A N/A 23
Ground Floor 15 6 6 10 10 47
SQFT 781 1005 1312 1401 1812
Unit Type A1 (1BR) B1 (2BR) TH-B1 (2BR) TH-B2 (2BR) TH-C1 (3BR) TOTALS

BUILDING FLOOR AREA

BUILDING A
LEVEL 1: 12,795 SF
LEVEL 2: 13,590 SF
TOTAL: 26,385 SF
BUILDING B1, B2,& B3:

LEVEL 1: 3,194 SF (GARAGE AREA: 1,612 SF)
LEVEL 2: 4,176 SF
TOTAL: 7,370 SF X 3 = 22,110 SF
BUILDING C1 & C2:

LEVEL 1: 2,280 SF (GARAGE AREA: 1,212 SF)
LEVEL 2: 2,862 SF
TOTAL: 5,142 SF X 2 = 10,284 SF
BUILDING D:

LEVEL 1: 8,653 SF
LEVEL 2: 9,684 SF
TOTAL: 18,337 SF
TOTAL BUILDING FLOOR AREA:

BUILDING A: 26,385 SF
BUILDING B1: 7,370 SF
BUILDING B2: 7,370 SF
BUILDING B3: 7.370 SF
BUILDING C1: 5,142 SF
BUILDING C2: 5,142 SF
BUILDING D: 18,337 SF
PUBLIC FACILITY BLDG: 712 SF
RESIDENTS' COMMONS 1,000 SF
OFFICE BLDG: 900 SF
BIKE STORAGE (1&2): 773 SF
TRASH ENCLOSURE (1&2): 707 SF
TOTAL: 81,208 SF
TOTAL AREA (LOTS 2 & 3): 325,479 SF
FAR: 81,208 / 325,479 = 0.250
* Garages, Covered Porches, Tenant Storage Spaces, and Electrical Rooms have been excluded from habitabale gross area calculations.

1.c
Packet Pg. 74
Attachment: Attachment C - Project Plans (5305 : Pacifica School District Workforce Housing Project - 930 Oddstad Blvd.)

5.d
Packet Pg. 257 Attachment: Attachment D - Planning Commission Agenda Packet - March 20, 2023 (5327 : Pacifica School District Workforce Housing Project - 930 Oddstad Blvd.) STOP
STOP
STOP
POTS
NO

PARKING

COMPACT COMPACT

T CAP MOC

COMPACT
NO

PARKING
ON

GNI K RAP

COMPACT

COMPACT COMPACT COMPACT COMPACT COMPACT

COMPACT COMPACT COMPACT COMPACT COMPACT COMPACT COMPACT ON

GNI K RAP
ON

GNI K RAP
7 5
18 3
6 2
6 13
14 1
1 4
10 240
235
240
230
235
245
255
250
235
240
233
233.42
234.42
235.42
236.38
232.00
BB 231
BB 229.5
BENCH 232.5
233.00
232.00
240
AREA 2710
AREA 2770
UP
UP
30-FOOT FIRE-SAFE

DEFENSIBLE SPACE
100-FOOT FIRE-SAFE

DEFENSIBLE SPACE
LOT 2 USABLE OPEN SPACE PROVIDED
LOT 2 SLOPED HILLSIDE
LOT 1
LOT 2
PHASE 1
LOT 3
PHASE 2
USABLE OPEN SPACE CALCULATIONS EXLUDE:

LOT 1
AREAS WITH SLOPES OVER 10%
LOT 3 USABLE OPEN SPACE

RECREATION CENTER BUILDING

RECREATION CENTER RESTROOM
LOT 3 SLOPED HILLSIDE
No Copies, transmissions, reproductions, or electronic manipulation of any portion of these drawings in whole or in part are to be made without the express permission of BDE ARCHITECTURE INCORPORATED. All design indicated within these drawings are property of BDE ARCHITECTURE INCORPORATED. All copyrights reserved © 2018.

PACIFICA SCHOOL DISTRICT WORKFORCE HOUSING
A0.2

OPEN SPACE AREAS
MAY 11, 2021
NORTH

PLAN NORTH

TRUE NORTH
0' 20' 40' 80'
NOVEMBER 2, 2022

1.c
Packet Pg. 75
Attachment: Attachment C - Project Plans (5305 : Pacifica School District Workforce Housing Project - 930 Oddstad Blvd.)

5.d
Packet Pg. 258 Attachment: Attachment D - Planning Commission Agenda Packet - March 20, 2023 (5327 : Pacifica School District Workforce Housing Project - 930 Oddstad Blvd.)

ODDSTAD BOULEVARD
51" TREE
245.00
30-FOOT FIRE-SAFE

DEFENSIBLE SPACE
100-FOOT FIRE-SAFE

DEFENSIBLE SPACE
UP
STOP
STOP
STOP
POTS
NO

PARKING

COMPACT COMPACT

T CAP MOC

COMPACT
NO

PARKING
ON

GNI K RAP

COMPACT

COMPACT COMPACT COMPACT COMPACT COMPACT

COMPACT COMPACT COMPACT COMPACT COMPACT COMPACT COMPACT ON

GNI K RAP
ON

GNI K RAP
1BR UNIT
2BR UNIT
TH-2BR UNIT
TH-3BR UNIT

ACCESSIBLE
UNIT
LEGEND
LOT 2
PHASE 1
LOT 3
PHASE 2
OFFICE

SITE ENTRY

ODDSTAD BOULEVARD

BUILDING A
BUILDING B3
BUILDING C2

BUILDING D
BUILDING B2
BUILDING B1

RECREATION

RESTROOM
TRASH

ENCLOSURE
TRASH

ENCLOSURE
BIKE

STORAGE

COMMUNITY

RECREATION

BUILDING
BUILDING C1
22' - 0
1/8" 30' - 0 7/8"
26' - 8 3/8"
31' - 6 1/4"
31' - 2 3/4"
25' - 6 3/4"

CARPORT W/

INTEGRATED

LIGHTING,
ABOVE

CARPORT W/

INTEGRATED

LIGHTING,
ABOVE

CARPORT W/

INTEGRATED

LIGHTING,
ABOVE
33' - 8 1/2"
101' - 0 1/8"
25' - 6 1/4"
70' - 4 3/4"
76' - 6 3/4"
41' - 1 5/8"
35' - 8 3/4"
94' - 2 1/2"

OVERFLOW PARKING

AND BASKETBALL

COURT (TO BE

CONTRASTING

COLORS TO PARKING

STRIPING)
LOT 1
320
360
585

PUEBLO COURT

CONEJO LANE
CIERVO
LANE
BMR*
BMR* BMR UNIT
BMR*
BMR
* - BMR UNITS LOCATED ON 2ND FLOOR IN

APARTMENT BUILDINGS
BMR
BMR*
BMR
BMR

PARK PARKING

PUEBLO COURT
78' - 4"
18' - 0"
75' - 0"
37' - 6"
52' - 6" 27' - 0" 35' - 6"
BMR
BMR
BMR
BMR
1 A3.14
3 A3.14
2 A3.14
LOT 2

SLOPED HILLSIDE
LOT 3

SLOPED HILLSIDE
No Copies, transmissions, reproductions, or electronic manipulation of any portion of these drawings in whole or in part are to be made without the express permission of BDE ARCHITECTURE INCORPORATED. All design indicated within these drawings are property of BDE ARCHITECTURE INCORPORATED. All copyrights reserved © 2018.

PACIFICA SCHOOL DISTRICT WORKFORCE HOUSING
A1.0

CONCEPTUAL SITE PLAN
MAY 11, 2021

REQUIRED ACCESSIBLE UNITS
PER SECTION 11B-233.3.1.1: 5% OF TOTAL UNITS TO BE ACCESSIBLE (MINIMUM 1 REQUIRED)
5% OF 70 (UNITS): 3.5 (4) UNITS
NORTH

PLAN NORTH

TRUE NORTH
0' 20' 40' 80'
NOVEMBER 2, 2022

1.c
Packet Pg. 76
Attachment: Attachment C - Project Plans (5305 : Pacifica School District Workforce Housing Project - 930 Oddstad Blvd.)

5.d
Packet Pg. 259 Attachment: Attachment D - Planning Commission Agenda Packet - March 20, 2023 (5327 : Pacifica School District Workforce Housing Project - 930 Oddstad Blvd.)

ODDSTAD BOULEVARD
51" TREE
245.00 STOP
STOP
STOP
POTS
NO

PARKING

COMPACT COMPACT

T CAP MOC

COMPACT
NO

PARKING
ON

GNI K RAP

COMPACT

COMPACT COMPACT COMPACT COMPACT COMPACT

COMPACT COMPACT COMPACT COMPACT COMPACT COMPACT COMPACT ON

GNI K RAP
ON

GNI K RAP
30-FOOT FIRE-SAFE

DEFENSIBLE SPACE
100-FOOT FIRE-SAFE

DEFENSIBLE SPACE
LEGEND
LOT 2
PHASE 1
LOT 3
PHASE 2
600 CIERVO LANE

SITE ENTRY

ODDSTAD BOULEVARD
100 PUEBLO
COURT
800
PUEBLO
COURT
315
798
799
310
570 790
325
LOT 1
101
201
103
203
105
205
107
207
109
209
111
211
115
215
106
206
108
208
202
110
210
112
212
116
216
118
218
320
360
101
201
UNIT NO. ON
2ND FLOOR
UNIT NO. ON
1ST FLOOR
500
552
556
558
560
562 561
559
557
555
553
551
575 577 579 581 583 585
780
782
786
788
791 793 795 799 181
281
182
282
183
283
186
286
188
288
290
189
289
187
287
185
285
JOB SITE: 930 ODDSTAD BOULEVARD

PUEBLO COURT

CONEJO LANE
CIERVO
LANE

PUEBLO COURT

PUEBLO COURT
No Copies, transmissions, reproductions, or electronic manipulation of any portion of these drawings in whole or in part are to be made without the express permission of BDE ARCHITECTURE INCORPORATED. All design indicated within these drawings are property of BDE ARCHITECTURE INCORPORATED. All copyrights reserved © 2018.

PACIFICA SCHOOL DISTRICT WORKFORCE HOUSING
A1.1

BUILDING ADDRESS
MAY 11, 2021
NORTH

PLAN NORTH

TRUE NORTH
0' 20' 40' 80'
NOVEMBER 2, 2022

1.c
Packet Pg. 77
Attachment: Attachment C - Project Plans (5305 : Pacifica School District Workforce Housing Project - 930 Oddstad Blvd.)

5.d
Packet Pg. 260 Attachment: Attachment D - Planning Commission Agenda Packet - March 20, 2023 (5327 : Pacifica School District Workforce Housing Project - 930 Oddstad Blvd.) UP UP 1BR
A3.0
2 1BR 1BR 1BR 1BR
2BR 1BR 1BR 2BR
A3.1
1 1
A3.10
2 A3.10
1BR
1BR 1BR 2BR
65' - 7" 2' - 0"
A3.0
1 A3.1
2 3' - 5 3/4" 21' - 5 1/4" 61' - 2 3/8" 19' - 11" 35' - 1 3/4" 20' - 0" 11' - 9 3/4" 21' - 5 1/4" 11' - 4" 10' - 8" 25' - 0 1/8"
5' - 1 3/4"
25' - 0 1/8" 10' - 8" 19' - 11" 5' - 1" 19' - 11" 30' - 0 1/2" 11' - 2 1/8" 19' - 11" 5' - 1" 19' - 11"

STORAGE
205' - 9 1/8"
67' - 7"

WOOD TRELLIS COVERED PORCH

WOOD TRELLIS COVERED PORCH
7' - 2 1/2"
13' - 3 1/4" 13' - 3 1/4"
7' - 2 1/2"
13' - 3 1/4"
7' - 2 1/2"
13' - 3 1/4"
7' - 2 1/2"
13' - 3 1/4" 13' - 3 1/4" 7' - 2 1/2"
5' - 2 1/2"
7' - 2 1/2"
13' - 3 1/4"
PATIO - 97 SF PATIO - 97 SF
PATIO - 97 SF PATIO - 97 SF
PATIO - 97 SF PATIO - 97 SF PATIO - 97 SF
PATIO - 69 SF PATIO - 69 SF PATIO - 97 SF PATIO - 69 SF PATIO - 69 SF 207' - 6 5/8"
29' - 9 3/8" 6' - 0 1/4" 29' - 9 3/8" 2' - 0"

BMR BMR
No Copies, transmissions, reproductions, or electronic manipulation of any portion of these drawings in whole or in part are to be made without the express permission of BDE ARCHITECTURE INCORPORATED. All design indicated within these drawings are property of BDE ARCHITECTURE INCORPORATED. All copyrights reserved © 2018.

PACIFICA SCHOOL DISTRICT WORKFORCE HOUSING
A2.0

BUILDING A - FIRST FLOOR PLAN
MAY 11, 2021
NORTH

PLAN NORTH

TRUE NORTH
0' 4' 8' 16'
NOVEMBER 2, 2022

1.c
Packet Pg. 78
Attachment: Attachment C - Project Plans (5305 : Pacifica School District Workforce Housing Project - 930 Oddstad Blvd.)

5.d
Packet Pg. 261 Attachment: Attachment D - Planning Commission Agenda Packet - March 20, 2023 (5327 : Pacifica School District Workforce Housing Project - 930 Oddstad Blvd.) DN DN
UP
A3.0
2 A3.1
1 1
A3.10
2 A3.10
A3.0
1 A3.1
2 3' - 0" 29' - 9 3/8" 6' - 0 1/4" 29' - 9 3/8" 2' - 0" 3' - 5 3/4" 21' - 5 1/4" 11' - 2 5/8" 20' - 0" 5' - 0" 19' - 11" 5' - 1" 19' - 11" 5' - 1" 19' - 11" 10' - 1 3/4" 20' - 0" 11' - 9 3/4" 21' - 5 1/4" 3' - 5 3/4" 9' - 7 3/4" 11' - 3 3/8" 12' - 4 5/8"
1' - 4 1/4"
10' - 8"
5' - 1 3/4"
10' - 8" 19' - 11" 5' - 1" 19' - 11" 30' - 0 1/2" 11' - 2 1/8" 19' - 11" 5' - 1" 19' - 11" 1' - 4 1/4"
12' - 4 5/8" 11' - 3 3/8"
1BR 1BR 1BR 1BR 1BR
2BR 1BR 1BR 2BR
1BR
1BR 1BR 2BR
3' - 0" 29' - 8 7/8" 6' - 0 3/4" 29' - 9 3/8" 2' - 0"
A1
CL
205' - 10 7/8"
67' - 7"

WOOD TRELLIS COVERED PORCH

WOOD TRELLIS COVERED PORCH
207' - 6 5/8"
1BR
BMR
BMR*
BMR
No Copies, transmissions, reproductions, or electronic manipulation of any portion of these drawings in whole or in part are to be made without the express permission of BDE ARCHITECTURE INCORPORATED. All design indicated within these drawings are property of BDE ARCHITECTURE INCORPORATED. All copyrights reserved © 2018.

PACIFICA SCHOOL DISTRICT WORKFORCE HOUSING
A2.1

BUILDING A - SECOND FLOOR PLAN
MAY 11, 2021
NORTH

PLAN NORTH

TRUE NORTH
0' 4' 8' 16'
NOVEMBER 2, 2022

1.c
Packet Pg. 79
Attachment: Attachment C - Project Plans (5305 : Pacifica School District Workforce Housing Project - 930 Oddstad Blvd.)

5.d
Packet Pg. 262 Attachment: Attachment D - Planning Commission Agenda Packet - March 20, 2023 (5327 : Pacifica School District Workforce Housing Project - 930 Oddstad Blvd.) DN
DN
1 A3.1
A3.0
2 1
A3.10
2 A3.10
1 A3.0
2 A3.1
7:12 8:12
7:12
7:12
7:12 7:12
6:12
6:12
21' - 1 3/8"
8:12 8:12
5:12
6:12
7:12 7:12
6:12 5:12
7:12 7:12
2:12 9:12 7:12
9:12 7:12
7:12 7:12
6:12
6:12
6:12
3:12
6:12
6:12 6:12
7:12 7:12
7:12 7:12
7:12
6:12 6:12
8:12 8:12

ROOF CONDENSOR UNITS
No Copies, transmissions, reproductions, or electronic manipulation of any portion of these drawings in whole or in part are to be made without the express permission of BDE ARCHITECTURE INCORPORATED. All design indicated within these drawings are property of BDE ARCHITECTURE INCORPORATED. All copyrights reserved © 2018.

PACIFICA SCHOOL DISTRICT WORKFORCE HOUSING
A2.2

BUILDING A - ROOF PLAN
MAY 11, 2021
NORTH

PLAN NORTH

TRUE NORTH
0' 4' 8' 16'
NOVEMBER 2, 2022

1.c
Packet Pg. 80
Attachment: Attachment C - Project Plans (5305 : Pacifica School District Workforce Housing Project - 930 Oddstad Blvd.)

5.d
Packet Pg. 263 Attachment: Attachment D - Planning Commission Agenda Packet - March 20, 2023 (5327 : Pacifica School District Workforce Housing Project - 930 Oddstad Blvd.) UP UP
UP UP
UP UP
A3.3
1 A3.2
2 A3.3
2 A3.2
1 1
A3.11
2 A3.11
TH-3BR TH-2BR
TH-3BR
TH-2BR
TH-2BR
TH-2BR
POWDER

ROOM POWDER
ROOM
CANOPY

ABOVE, TYP
CANOPY

ABOVE, TYP

ROOF LINE
ABOVE
2' - 0" 43' - 0 3/8"
42' - 7"
43' - 0 3/8" 2' - 0"
42' - 6 3/4" 11' - 7 7/8" 18' - 7" 11' - 11 1/8"
20' - 8 1/8" 11' - 6 1/2" 20' - 6 1/2" 9' - 9 1/2" 9' - 9 1/2" 20' - 6 1/2" 11' - 6 1/2" 20' - 8 1/8" 45' - 0 3/8"
129' - 1"
125' - 1 1/8"
45' - 0 3/8"45' - 0 3/8"

WOOD TRELLIS

COVERED PORCH

WOOD TRELLIS
17' - 0"
19' - 8 1/4"
6' - 9"
10' - 6 5/8"
335 SF
GARAGE
213 SF
GARAGE
179 SF
GARAGE
179 SF
GARAGE
213 SF
GARAGE
335 SF
GARAGE
20' - 4 3/8"
8' - 9 5/8" 8' - 9 5/8"
20' - 4 3/8"
20' - 2 3/8"20' - 2 3/8"
10' - 6 5/8"
6' - 9"
17' - 0"
19' - 8 1/4"
4' - 10"
9' - 8" 9' - 8"
4' - 10"
6' - 0"
9' - 0"9' - 0"
3' - 0"
4' - 10"
10' - 2 5/8" 9' - 9 1/2"
4' - 10"
17' - 9 3/4"
6' - 11"
20' - 6 7/8"
6' - 11"
PATIO - 123 SF
PATIO - 47 SF PATIO - 47 SF PATIO - 119 SF
PATIO - 119 SF PATIO - 47 SF
PATIO - 47 SF
PATIO - 123 SF
CL
8' - 0"
20' - 2 3/8"
16' - 9 1/2" 16' - 9 1/2"

GUARDRAIL
No Copies, transmissions, reproductions, or electronic manipulation of any portion of these drawings in whole or in part are to be made without the express permission of BDE ARCHITECTURE INCORPORATED. All design indicated within these drawings are property of BDE ARCHITECTURE INCORPORATED. All copyrights reserved © 2018.

PACIFICA SCHOOL DISTRICT WORKFORCE HOUSING
A2.3

BUILDING B - FIRST FLOOR PLAN
MAY 11, 2021
NORTH

PLAN NORTH

TRUE NORTH
6" 2' 4' 8' 1'
NOVEMBER 2, 2022

1.c
Packet Pg. 81
Attachment: Attachment C - Project Plans (5305 : Pacifica School District Workforce Housing Project - 930 Oddstad Blvd.)

5.d
Packet Pg. 264 Attachment: Attachment D - Planning Commission Agenda Packet - March 20, 2023 (5327 : Pacifica School District Workforce Housing Project - 930 Oddstad Blvd.) DN DN
A3.3
1 A3.2
2 A3.3
2 A3.2
1 1
A3.11
2 A3.11
TH-2BR
TH-2BR
TH-3BR TH-2BR TH-2BR TH-3BR
ROOF
LINE
ABOVE
CL CL
11' - 11 7/8" 10' - 8 1/2" 11' - 3 3/8" 20' - 9 1/4" 19' - 6 7/8" 20' - 9 1/4" 11' - 3 3/8" 10' - 8 1/2" 11' - 11 7/8" 2' - 0" 22' - 3 1/4" 22' - 6"
2' - 0" 17' - 1 5/8" 7' - 1 3/8" 17' - 8 1/2" 11' - 3" 18' - 8 1/8" 11' - 3" 17' - 8 1/2" 7' - 1 3/8" 17' - 1 5/8" 2' - 0" 129' - 1"
125' - 1 1/8"
45' - 0 3/8"
46' - 9 1/4"

WOOD TRELLIS COVERED PORCH

WOOD TRELLIS
No Copies, transmissions, reproductions, or electronic manipulation of any portion of these drawings in whole or in part are to be made without the express permission of BDE ARCHITECTURE INCORPORATED. All design indicated within these drawings are property of BDE ARCHITECTURE INCORPORATED. All copyrights reserved © 2018.

PACIFICA SCHOOL DISTRICT WORKFORCE HOUSING
A2.4

BUILDING B - SECOND FLOOR PLAN
MAY 11, 2021
NORTH

PLAN NORTH

TRUE NORTH
6" 2' 4' 8' 1'
NOVEMBER 2, 2022

1.c
Packet Pg. 82
Attachment: Attachment C - Project Plans (5305 : Pacifica School District Workforce Housing Project - 930 Oddstad Blvd.)

5.d
Packet Pg. 265 Attachment: Attachment D - Planning Commission Agenda Packet - March 20, 2023 (5327 : Pacifica School District Workforce Housing Project - 930 Oddstad Blvd.) A3.3
1 A3.2
2 A3.3
2 1
A3.11
2 A3.11
A3.03
1 7:12 7:12
6:12
7:12 7:12
7:12
7:12
6:12
6:12
7:12
7:12
6:12
6:12
5:12
6:1
6 2
:12
5:12 6:12
6:12
6:12
6:12
6:12
5:12
5:12
5:125:12
2:12
2:12
6:12 6:12
5:12
6:12
6:12
6:12
No Copies, transmissions, reproductions, or electronic manipulation of any portion of these drawings in whole or in part are to be made without the express permission of BDE ARCHITECTURE INCORPORATED. All design indicated within these drawings are property of BDE ARCHITECTURE INCORPORATED. All copyrights reserved © 2018.

PACIFICA SCHOOL DISTRICT WORKFORCE HOUSING
A2.5

BUILDING B - ROOF PLAN
MAY 11, 2021
NORTH

PLAN NORTH

TRUE NORTH
6" 2' 4' 8' 1'
NOVEMBER 2, 2022

1.c
Packet Pg. 83
Attachment: Attachment C - Project Plans (5305 : Pacifica School District Workforce Housing Project - 930 Oddstad Blvd.)

5.d
Packet Pg. 266 Attachment: Attachment D - Planning Commission Agenda Packet - March 20, 2023 (5327 : Pacifica School District Workforce Housing Project - 930 Oddstad Blvd.) UP

UP UP UP
1 A3.12
2 A3.12
TH-3BR
TH-2BR TH-2BR TH-3BR
POWDER
ROOM
POWDER
ROOM

WOOD TRELLIS

COVERED PORCH

WOOD TRELLIS
A3.4
1 A3.5
1 A3.4
2 A3.5
2 20' - 8 1/8" 11' - 6 1/2" 19' - 5 1/8" 11' - 6 1/2" 20' - 8 1/8" 2' - 0" 20' - 8 1/8" 21' - 3" 21' - 3" 20' - 8 1/8" 2' - 0" 2' - 0" 42' - 11"
44' - 11"
87' - 10 1/8"

WOOD TRELLIS
2' - 0" 23' - 1 1/8" 2' - 3 3/4" 17' - 0"
19' - 8 1/4"
20' - 1"
10' - 6 5/8" 10' - 6 5/8" 20' - 1"
17' - 0"
19' - 8 1/4"
17' - 0"
335 SF
GARAGE
212 SF
GARAGE 212 SF
GARAGE
9' - 8"
4' - 10"
9' - 8"
4' - 10"4' - 10"
9' - 8" 9' - 8"
4' - 10"
17' - 9 3/4"
6' - 11"
6' - 11"
PATIO - 123 SF
PATIO - 47 SF PATIO - 47 SF PATIO - 47 SF PATIO - 47 SF PATIO - 123 SF
335 SF
GARAGE
17' - 0"

PACIFICA SCHOOL DISTRICT WORKFORCE HOUSING
A2.6

BUILDING C - FIRST FLOOR PLAN
MAY 11, 2021
NORTH

PLAN NORTH

TRUE NORTH
6" 2' 4' 8' 1'
NOVEMBER 2, 2022

1.c
Packet Pg. 84
Attachment: Attachment C - Project Plans (5305 : Pacifica School District Workforce Housing Project - 930 Oddstad Blvd.)

5.d
Packet Pg. 267 Attachment: Attachment D - Planning Commission Agenda Packet - March 20, 2023 (5327 : Pacifica School District Workforce Housing Project - 930 Oddstad Blvd.)

DN DN DN DN
1 A3.12
2 A3.12
TH-3BR
TH-2BR TH-2BR TH-3BR
ROOF
LINE
ABOVE
A3.4
1 A3.5
1 A3.4
2 A3.5
2 2' - 0" 17' - 1 5/8" 7' - 1 3/8" 35' - 4 1/4" 7' - 1 3/8" 17' - 1 5/8" 2' - 0" 11' - 11 7/8" 10' - 8 1/2" 11' - 6 1/8" 19' - 5 1/8" 11' - 6 1/8" 10' - 8 1/2" 11' - 11 7/8" 2' - 0" 22' - 3 1/4" 22' - 6"
46' - 9 1/4"
87' - 10 1/8"

WOOD TRELLIS

COVERED PORCH

WOOD TRELLIS

PACIFICA SCHOOL DISTRICT WORKFORCE HOUSING
A2.7

BUILDING C - SECOND FLOOR PLAN
MAY 11, 2021
NORTH

PLAN NORTH

TRUE NORTH
6" 2' 4' 8' 1'
NOVEMBER 2, 2022

1.c
Packet Pg. 85
Attachment: Attachment C - Project Plans (5305 : Pacifica School District Workforce Housing Project - 930 Oddstad Blvd.)

5.d
Packet Pg. 268 Attachment: Attachment D - Planning Commission Agenda Packet - March 20, 2023 (5327 : Pacifica School District Workforce Housing Project - 930 Oddstad Blvd.) 1 A3.12
2 A3.12
A3.4
1 A3.5
1 A3.4
2 A3.5
2 6:12
7:12 7:12
6:12
6:12
7:12 7:12
5:12
7:12 7:12
6:12
6:12
7:12
7:12
6:12
6:12
6:12
5:12
5:12
6:12
6:12
6:12
6:12
6:12
5:12
6:12
6:12 6:12
5:12
6:12
6:12
No Copies, transmissions, reproductions, or electronic manipulation of any portion of these drawings in whole or in part are to be made without the express permission of BDE ARCHITECTURE INCORPORATED. All design indicated within these drawings are property of BDE ARCHITECTURE INCORPORATED. All copyrights reserved © 2018.

PACIFICA SCHOOL DISTRICT WORKFORCE HOUSING
A2.8

BUILDING C - ROOF PLAN
MAY 11, 2021
NORTH

PLAN NORTH

TRUE NORTH
6" 2' 4' 8' 1'
NOVEMBER 2, 2022

1.c
Packet Pg. 86
Attachment: Attachment C - Project Plans (5305 : Pacifica School District Workforce Housing Project - 930 Oddstad Blvd.)

5.d
Packet Pg. 269 Attachment: Attachment D - Planning Commission Agenda Packet - March 20, 2023 (5327 : Pacifica School District Workforce Housing Project - 930 Oddstad Blvd.) UP
UP
1 A3.13
2 A3.13
ROOF
LINE
ABOVE
1BR
1BR
1BR
1BR 2BR 2BR
2BR 1BR
ROOF
LINE
ABOVE

ELECTRICAL
ROOM

ENTRANCE GATE

ENTRANCE
GATE

ENTRANCE
GATE
2 A3.7
1 A3.7
2 A3.6
31' - 9 3/8" 6' - 2 1/4" 25' - 0 1/8" 10' - 8" 5' - 0 3/4" 20' - 0" 12' - 0 3/4" 35' - 8 7/8" 29' - 9 1/4" 29' - 1 1/2" 6' - 6"
2' - 0" 29' - 9 3/8" 11' - 9 3/4" 5' - 1 3/4" 19' - 11" 24' - 10 3/4" 11' - 2 1/8" 24' - 11 1/2" 11' - 2 7/8" 20' - 0" 5' - 0" 19' - 11" 5' - 1" 20' - 0" 5' - 0 3/4" 75' - 0 3/4"
140' - 11 1/8"
146' - 6 1/8"
65' - 4 3/4"

STORAGE
6' - 11 1/2"
13' - 3 1/4"
4' - 11 1/2"
13' - 3 1/4"
13' - 3 1/4"
6' - 11 1/2"
13' - 3 1/4"
4' - 10 3/4"
13' - 3 1/4"
4' - 11 1/2"
6' - 11 1/2"
13' - 3 1/4"
13' - 3 1/4"
4' - 10 3/4"
PATIO - 66 SF
PATIO - 92 SF
PATIO - 65 SF
PATIO - 69 SF PATIO - 66 SF
PATIO - 92 SF
PATIO - 65 SF
B1
BMR
No Copies, transmissions, reproductions, or electronic manipulation of any portion of these drawings in whole or in part are to be made without the express permission of BDE ARCHITECTURE INCORPORATED. All design indicated within these drawings are property of BDE ARCHITECTURE INCORPORATED. All copyrights reserved © 2018.

PACIFICA SCHOOL DISTRICT WORKFORCE HOUSING
A2.9

BUILDING D - FIRST FLOOR PLAN
MAY 11, 2021
NORTH

PLAN NORTH

TRUE NORTH
6" 2' 4' 8' 1'
NOVEMBER 2, 2022

1.c
Packet Pg. 87
Attachment: Attachment C - Project Plans (5305 : Pacifica School District Workforce Housing Project - 930 Oddstad Blvd.)

5.d
Packet Pg. 270 Attachment: Attachment D - Planning Commission Agenda Packet - March 20, 2023 (5327 : Pacifica School District Workforce Housing Project - 930 Oddstad Blvd.) DN
DN
UP
1 A3.13
2 A3.13
2BR 1BR
2BR 2BR 1BR
1BR
1BR
1BR
2BR

GUARDRAIL

GUARDRAIL
1 A3.6
2 A3.7
1 A3.7
2 A3.6
3' - 0" 29' - 9 3/8" 29' - 1 3/8" 6' - 6"
2' - 0" 29' - 9 3/8" 11' - 9 3/4" 5' - 1 3/4" 19' - 11" 24' - 10 3/4" 11' - 2 1/8" 24' - 11 1/2" 11' - 2 7/8" 3' - 0" 6' - 6" 2' - 0" 6' - 6" 3' - 0" 6' - 6" 2' - 0" 2' - 0" 6' - 6" 140' - 11 1/8"
146' - 6 1/8"
65' - 4 3/4"

WOOD TRELLIS COVERED PORCH

WOOD TRELLIS

COVERED PORCH
2' - 0" 11' - 3 3/8" 18' - 6" 6' - 2 1/4" 12' - 4 5/8" 11' - 3 3/8" 1' - 4 1/4" 10' - 7 3/8" 5' - 1 3/8" 20' - 0" 22' - 9 1/2" 1' - 4 1/4" 11' - 3 3/8" 12' - 4 5/8" CL CL
20' - 0" 4' - 10 1/4" 20' - 0 3/4" 5' - 1" 20' - 0" 5' - 2 1/2" CL
75' - 2 1/2"
9' - 7 7/8"
BMR
No Copies, transmissions, reproductions, or electronic manipulation of any portion of these drawings in whole or in part are to be made without the express permission of BDE ARCHITECTURE INCORPORATED. All design indicated within these drawings are property of BDE ARCHITECTURE INCORPORATED. All copyrights reserved © 2018.

PACIFICA SCHOOL DISTRICT WORKFORCE HOUSING
A2.10

BUILDING D - SECOND FLOOR PLAN
MAY 11, 2021
NORTH

PLAN NORTH

TRUE NORTH
6" 2' 4' 8' 1'
NOVEMBER 2, 2022

1.c
Packet Pg. 88
Attachment: Attachment C - Project Plans (5305 : Pacifica School District Workforce Housing Project - 930 Oddstad Blvd.)

5.d
Packet Pg. 271 Attachment: Attachment D - Planning Commission Agenda Packet - March 20, 2023 (5327 : Pacifica School District Workforce Housing Project - 930 Oddstad Blvd.) DN
1 A3.13
2 A3.13
2 A3.7
1 A3.7
2 A3.6
7:12 7:12
7:12
7:12
7:12 7:12
7:12
7:12
7:12 7:12
5:12
5:12
6:12 5:12
6:12 5:12
6:12
6:12

ROOF CONDENSER UNITS

ROOF CONDENSER UNITS
No Copies, transmissions, reproductions, or electronic manipulation of any portion of these drawings in whole or in part are to be made without the express permission of BDE ARCHITECTURE INCORPORATED. All design indicated within these drawings are property of BDE ARCHITECTURE INCORPORATED. All copyrights reserved © 2018.

PACIFICA SCHOOL DISTRICT WORKFORCE HOUSING
A2.11

BUILDING D - ROOF
MAY 11, 2021
NORTH

PLAN NORTH

TRUE NORTH
6" 2' 4' 8' 1'
NOVEMBER 2, 2022

1.c
Packet Pg. 89
Attachment: Attachment C - Project Plans (5305 : Pacifica School District Workforce Housing Project - 930 Oddstad Blvd.)

5.d
Packet Pg. 272 Attachment: Attachment D - Planning Commission Agenda Packet - March 20, 2023 (5327 : Pacifica School District Workforce Housing Project - 930 Oddstad Blvd.) BLDG A - LEVEL 1
7' - 0"
T.O. SLAB
BLDG A - LEVEL 2
17' - 2"
T.O. SLAB

BLDG A - ROOF
27' - 3"
T.O.PLATE
30' - 0"

EXTERIOR LIGHTING

WALL SCONCE

BLDG A - UPPER ROOF
35' - 9"
T.O ROOF
BLDG A - LEVEL 1
7' - 0"
T.O. SLAB
BLDG A - LEVEL 2
17' - 2"
T.O. SLAB

BLDG A - ROOF
27' - 3"
T.O.PLATE
29' - 0 3/8"29' - 0 3/8"29' - 0 3/8"
28' - 0"
6' - 4"

EXTERIOR LIGHTING

WALL SCONCE

BLDG A - UPPER ROOF
35' - 9"
T.O ROOF
No Copies, transmissions, reproductions, or electronic manipulation of any portion of these drawings in whole or in part are to be made without the express permission of BDE ARCHITECTURE INCORPORATED. All design indicated within these drawings are property of BDE ARCHITECTURE INCORPORATED. All copyrights reserved © 2018.

PACIFICA SCHOOL DISTRICT WORKFORCE HOUSING
A3.0

BUILDING A - EAST & WEST ELEVATIONS
MAY 11, 2021
1/8" = 1'-0"
BUILDING A - WEST ELEVATION 2
1/8" = 1'-0"
BUILDING A - EAST ELEVATION 1
BLDG A - LEVEL 1
0' - 0"
T.O. SLAB
BLDG A - LEVEL 2
10' - 2"
T.O. SLAB

BLDG A - ROOF
20' - 3"
T.O.PLATE
6 6 6 6 6
6 6
6 6
8 10 10
11 11
13 12 12
14 14
14 18 18 18
18 19 19 19
23 23
24 24
24 25
25 22
26 26 26
27 28 27 28 28 27

BLDG A - UPPER ROOF
30' - 0"
T.O ROOF
9' - 9" 10' - 1" 10' - 2"
30' - 0"
AVG. GRADE TO AVG. ROOF HEIGHT
26' - 8 1/8"
BLDG A - LEVEL 1
0' - 0"
T.O. SLAB
BLDG A - LEVEL 2
10' - 2"
T.O. SLAB

BLDG A - ROOF
20' - 3"
T.O.PLATE
9' - 9" 10' - 1" 10' - 2"
18 18
12 27
28 20
13 15
27 18
19 21
6 6
6 12
18 14
11 25
22 22
8 8
26 23
12 6
14 26
6 6 6
23 24
24 24
12 23
28 11
19 14
26 6
6 6
6 24
30 30

BLDG A - UPPER ROOF
30' - 0"
T.O ROOF
30' - 0"
AVG. GRADE TO AVG. ROOF HEIGHT
26' - 8 1/8"
NOVEMBER 2, 2022

1.c
Packet Pg. 90
Attachment: Attachment C - Project Plans (5305 : Pacifica School District Workforce Housing Project - 930 Oddstad Blvd.)

5.d
Packet Pg. 273 Attachment: Attachment D - Planning Commission Agenda Packet - March 20, 2023 (5327 : Pacifica School District Workforce Housing Project - 930 Oddstad Blvd.) BLDG A - LEVEL 1
7' - 0"
T.O. SLAB
BLDG A - LEVEL 2
17' - 2"
T.O. SLAB

BLDG A - ROOF
27' - 3"
T.O.PLATE
30' - 0"30' - 0"
26' - 7"

BLDG A - UPPER ROOF
35' - 9"
T.O ROOF
BLDG A - LEVEL 1
7' - 0"
T.O. SLAB
BLDG A - LEVEL 2
17' - 2"
T.O. SLAB

BLDG A - ROOF
27' - 3"
T.O.PLATE

BLDG A - UPPER ROOF
35' - 9"
T.O ROOF
29' - 11 7/8"
30' - 0"
No Copies, transmissions, reproductions, or electronic manipulation of any portion of these drawings in whole or in part are to be made without the express permission of BDE ARCHITECTURE INCORPORATED. All design indicated within these drawings are property of BDE ARCHITECTURE INCORPORATED. All copyrights reserved © 2018.

PACIFICA SCHOOL DISTRICT WORKFORCE HOUSING
A3.1

BUILDING A - NORTH & SOUTH ELEVATIONS
MAY 11, 2021
1/8" = 1'-0"
BUILDING A - NORTH ELEVATION 1
1/8" = 1'-0"
BUILDING A - SOUTH ELEVATION 2
BLDG A - LEVEL 1
0' - 0"
T.O. SLAB
BLDG A - LEVEL 2
10' - 2"
T.O. SLAB

BLDG A - ROOF
20' - 3"
T.O.PLATE
1 A3.20
19 23 8
6 6
6 6
18 18
13 13
28 22 29
24 27
27 BLDG A - UPPER ROOF
30' - 0"
T.O ROOF
10' - 2" 10' - 1" 9' - 9"
30' - 0"
AVG. GRADE TO AVG. ROOF HEIGHT
26' - 8 1/8"
1/8" = 1'-0"
BLDG A - LEVEL 1
0' - 0"
T.O. SLAB
BLDG A - LEVEL 2
10' - 2"
T.O. SLAB

BLDG A - ROOF
20' - 3"
T.O.PLATE
1 A3.20
29 6
13 8 13 24
6 28
23 18
22 27
19 27
14 24

BLDG A - UPPER ROOF
30' - 0"
T.O ROOF
9' - 9" 10' - 1" 10' - 2"
30' - 0"
AVG. GRADE TO AVG. ROOF HEIGHT
26' - 8 1/8"
1/8" = 1'-0"
NOVEMBER 2, 2022

1.c
Packet Pg. 91
Attachment: Attachment C - Project Plans (5305 : Pacifica School District Workforce Housing Project - 930 Oddstad Blvd.)

5.d
Packet Pg. 274 Attachment: Attachment D - Planning Commission Agenda Packet - March 20, 2023 (5327 : Pacifica School District Workforce Housing Project - 930 Oddstad Blvd.) BLDG B3-FLOOR 1
7' - 6"
T.O.SLAB.

BLDG B3-FLOOR 2
18' - 6"
T.O.SLAB.

BLDG B3-ROOF
27' - 6"
T.O.PLATE
BLDG B3 - UPPER ROOF
33' - 3 3/4"
T.O. ROOF.
25' - 9 3/4"

EXTERIOR LIGHTING

WALL SCONCE
6' - 4"
27' - 11 7/8"
BLDG B3-FLOOR 1
7' - 6"
T.O.SLAB.

BLDG B3-FLOOR 2
18' - 6"
T.O.SLAB.

BLDG B3-ROOF
27' - 6"
T.O.PLATE
BLDG B3 - UPPER ROOF
33' - 3 3/4"
T.O. ROOF.
25' - 9 3/4"
26' - 6"
No Copies, transmissions, reproductions, or electronic manipulation of any portion of these drawings in whole or in part are to be made without the express permission of BDE ARCHITECTURE INCORPORATED. All design indicated within these drawings are property of BDE ARCHITECTURE INCORPORATED. All copyrights reserved © 2018.

PACIFICA SCHOOL DISTRICT WORKFORCE HOUSING
A3.2

BUILDING B - NORTH & SOUTH ELEVATIONS
MAY 11, 2021
1/8" = 1'-0"
BUILDING B3 - NORTH ELEVATION 1
1/8" = 1'-0"
BUILDING B3 - SOUTH ELEVATION 2
NOVEMBER 2, 2022
BLDG B3-FLOOR 1
0' - 0"
T.O.SLAB.

BLDG B3-FLOOR 2
11' - 0"
T.O.SLAB.

BLDG B3-ROOF
20' - 0"
T.O.PLATE
BLDG B3 - UPPER ROOF
25' - 9 3/4"
T.O. ROOF.
14 14 14
14 13 14
32 32
32 32
6 6
6 6
32 6
13 12
12 12
19 17 19 17 19 17 19
25' - 9 3/4"
11' - 0" 9' - 0" 5' - 9 3/4"
AVG. GRADE TO AVG. ROOF HEIGHT
23' - 0 3/8"
BLDG B3-FLOOR 1
0' - 0"
T.O.SLAB.

BLDG B3-FLOOR 2
11' - 0"
T.O.SLAB.

BLDG B3-ROOF
20' - 0"
T.O.PLATE
BLDG B3 - UPPER ROOF
25' - 9 3/4"
T.O. ROOF.
16 6
14 14
4 13
6 16
20 12
15 13 18
12 15
6 16
20 17 17 17 17 17
17 17
25' - 9 3/4"
5' - 9 3/4" 9' - 0" 11' - 0"
AVG. GRADE TO AVG. ROOF HEIGHT
23' - 0 3/8"

1.c
Packet Pg. 92
Attachment: Attachment C - Project Plans (5305 : Pacifica School District Workforce Housing Project - 930 Oddstad Blvd.)

5.d
Packet Pg. 275 Attachment: Attachment D - Planning Commission Agenda Packet - March 20, 2023 (5327 : Pacifica School District Workforce Housing Project - 930 Oddstad Blvd.) BLDG B3-FLOOR 1
7' - 6"
T.O.SLAB.

BLDG B3-FLOOR 2
18' - 6"
T.O.SLAB.

BLDG B3-ROOF
27' - 6"
T.O.PLATE
BLDG B3 - UPPER ROOF
33' - 3 3/4"
T.O. ROOF.
25' - 9 3/4"
BLDG B3-FLOOR 1
7' - 6"
T.O.SLAB.

BLDG B3-FLOOR 2
18' - 6"
T.O.SLAB.

BLDG B3-ROOF
27' - 6"
T.O.PLATE
BLDG B3 - UPPER ROOF
33' - 3 3/4"
T.O. ROOF.
25' - 9 3/4"
No Copies, transmissions, reproductions, or electronic manipulation of any portion of these drawings in whole or in part are to be made without the express permission of BDE ARCHITECTURE INCORPORATED. All design indicated within these drawings are property of BDE ARCHITECTURE INCORPORATED. All copyrights reserved © 2018.

PACIFICA SCHOOL DISTRICT WORKFORCE HOUSING
A3.3

BUILDING B - EAST & WEST ELEVATIONS
MAY 11, 2021
1/8" = 1'-0"
BUILDING B3 - EAST ELEVATION 1
1/8" = 1'-0"
BUILDING B3 - WEST ELEVATION 2
BLDG B3-FLOOR 1
0' - 0"
T.O.SLAB.

BLDG B3-FLOOR 2
11' - 0"
T.O.SLAB.

BLDG B3-ROOF
20' - 0"
T.O.PLATE
BLDG B3 - UPPER ROOF
25' - 9 3/4"
T.O. ROOF.
6 13
14 14
4 15
12 13
17 25' - 9 3/4"
5' - 9 3/4" 9' - 0" 11' - 0"
AVG. GRADE TO AVG. ROOF HEIGHT
23' - 0 3/8"
BLDG B3-FLOOR 1
0' - 0"
T.O.SLAB.

BLDG B3-FLOOR 2
11' - 0"
T.O.SLAB.

BLDG B3-ROOF
20' - 0"
T.O.PLATE
BLDG B3 - UPPER ROOF
25' - 9 3/4"
T.O. ROOF.
14 20
4 6
13 12
15 17
25' - 9 3/4"
5' - 9 3/4" 9' - 0" 11' - 0"
AVG. GRADE TO AVG. ROOF HEIGHT
23' - 0 3/8"
NOVEMBER 2, 2022

1.c
Packet Pg. 93
Attachment: Attachment C - Project Plans (5305 : Pacifica School District Workforce Housing Project - 930 Oddstad Blvd.)

5.d
Packet Pg. 276 Attachment: Attachment D - Planning Commission Agenda Packet - March 20, 2023 (5327 : Pacifica School District Workforce Housing Project - 930 Oddstad Blvd.) BLDG C2 - FLOOR 1
12' - 6"
T.O. SLAB
BLDG C2 - FLOOR 2
23' - 0"
T.O. PLWD
BLDG C2 - ROOF
32' - 0"
T.O. PLATE
BLDG C2 - UPPER ROOF
37' - 9 3/4"
T.O. ROOF

EXTERIOR LIGHTING

WALL SCONCE
6' - 4"
25' - 3 3/4"
BLDG C2 - FLOOR 1
12' - 6"
T.O. SLAB
BLDG C2 - FLOOR 2
23' - 0"
T.O. PLWD
BLDG C2 - ROOF
32' - 0"
T.O. PLATE
BLDG C2 - UPPER ROOF
37' - 9 3/4"
T.O. ROOF
25' - 3 3/4"
No Copies, transmissions, reproductions, or electronic manipulation of any portion of these drawings in whole or in part are to be made without the express permission of BDE ARCHITECTURE INCORPORATED. All design indicated within these drawings are property of BDE ARCHITECTURE INCORPORATED. All copyrights reserved © 2018.

PACIFICA SCHOOL DISTRICT WORKFORCE HOUSING
A3.4

BUILDING C - NORTH & SOUTH ELEVATIONS
MAY 11, 2021
1/8" = 1'-0"
BUILDING C2 - NORTH ELEVATION1 1
1/8" = 1'-0"
BUILDING C2 - SOUTH ELEVATION1 2
BLDG C2 - FLOOR 1
0' - 0"
T.O. SLAB
BLDG C2 - FLOOR 2
10' - 6"
T.O. PLWD
BLDG C2 - ROOF
19' - 6"
T.O. PLATE
BLDG C2 - UPPER ROOF
25' - 3 3/4"
T.O. ROOF

EXTERIOR LIGHTING

WALL SCONCE
6' - 4"
10' - 6" 9' - 0" 5' - 9 3/4"
25' - 3 3/4"
AVG. GRADE TO AVG. ROOF HEIGHT
22' - 6 3/8"
BLDG C2 - FLOOR 1
0' - 0"
T.O. SLAB
BLDG C2 - FLOOR 2
10' - 6"
T.O. PLWD
BLDG C2 - ROOF
19' - 6"
T.O. PLATE
BLDG C2 - UPPER ROOF
25' - 3 3/4"
T.O. ROOF
5' - 9 3/4" 9' - 0" 10' - 6"
25' - 3 3/4"
AVG. GRADE TO AVG. ROOF HEIGHT
22' - 6 3/8"
NOVEMBER 2, 2022

1.c
Packet Pg. 94
Attachment: Attachment C - Project Plans (5305 : Pacifica School District Workforce Housing Project - 930 Oddstad Blvd.)

5.d
Packet Pg. 277 Attachment: Attachment D - Planning Commission Agenda Packet - March 20, 2023 (5327 : Pacifica School District Workforce Housing Project - 930 Oddstad Blvd.) BLDG C2 - FLOOR 1
12' - 6"
T.O. SLAB
BLDG C2 - FLOOR 2
23' - 0"
T.O. PLWD
BLDG C2 - ROOF
32' - 0"
T.O. PLATE
BLDG C2 - UPPER ROOF
37' - 9 3/4"
T.O. ROOF
25' - 3 3/4"
BLDG C2 - FLOOR 1
12' - 6"
T.O. SLAB
BLDG C2 - FLOOR 2
23' - 0"
T.O. PLWD
BLDG C2 - ROOF
32' - 0"
T.O. PLATE
BLDG C2 - UPPER ROOF
37' - 9 3/4"
T.O. ROOF
25' - 3 3/4"
No Copies, transmissions, reproductions, or electronic manipulation of any portion of these drawings in whole or in part are to be made without the express permission of BDE ARCHITECTURE INCORPORATED. All design indicated within these drawings are property of BDE ARCHITECTURE INCORPORATED. All copyrights reserved © 2018.

PACIFICA SCHOOL DISTRICT WORKFORCE HOUSING
A3.5

BUILDING C - EAST & WEST ELEVATIONS
MAY 11, 2021
1/8" = 1'-0"
BUILDING C2 - EAST ELEVATION 1
1/8" = 1'-0"
BUILDING C2 - WEST ELEVATION 2
BLDG C2 - FLOOR 1
0' - 0"
T.O. SLAB
BLDG C2 - FLOOR 2
10' - 6"
T.O. PLWD
BLDG C2 - ROOF
19' - 6"
T.O. PLATE
BLDG C2 - UPPER ROOF
25' - 3 3/4"
T.O. ROOF
5' - 9 3/4" 9' - 0" 10' - 6"
25' - 3 3/4"
AVG. GRADE TO AVG. ROOF HEIGHT
22' - 6 3/8"
BLDG C2 - FLOOR 1
0' - 0"
T.O. SLAB
BLDG C2 - FLOOR 2
10' - 6"
T.O. PLWD
BLDG C2 - ROOF
19' - 6"
T.O. PLATE
BLDG C2 - UPPER ROOF
25' - 3 3/4"
T.O. ROOF
5' - 9 3/4" 9' - 0" 10' - 6"
25' - 3 3/4"
AVG. GRADE TO AVG. ROOF HEIGHT
22' - 6 3/8"
NOVEMBER 2, 2022

1.c
Packet Pg. 95
Attachment: Attachment C - Project Plans (5305 : Pacifica School District Workforce Housing Project - 930 Oddstad Blvd.)

5.d
Packet Pg. 278 Attachment: Attachment D - Planning Commission Agenda Packet - March 20, 2023 (5327 : Pacifica School District Workforce Housing Project - 930 Oddstad Blvd.) BLDG D - FLOOR 1
14' - 6"
T.O. SLAB
BLDG D - FLOOR 2
24' - 8"
T.O. PLWD

BLDG D - ROOF
34' - 9"
T.O. PLWD

BLDG D - UPPER ROOF
43' - 6 3/8"
T.O. PLATE
29' - 0 3/8"29' - 0 3/8"
21' - 3"

EXTERIOR LIGHTING

WALL SCONCE
6' - 4 1/2"
BLDG D - FLOOR 1
14' - 6"
T.O. SLAB
BLDG D - FLOOR 2
24' - 8"
T.O. PLWD

BLDG D - ROOF
34' - 9"
T.O. PLWD

BLDG D - UPPER ROOF
43' - 6 3/8"
T.O. PLATE
30' - 0"30' - 0"
21' - 3"
No Copies, transmissions, reproductions, or electronic manipulation of any portion of these drawings in whole or in part are to be made without the express permission of BDE ARCHITECTURE INCORPORATED. All design indicated within these drawings are property of BDE ARCHITECTURE INCORPORATED. All copyrights reserved © 2018.

PACIFICA SCHOOL DISTRICT WORKFORCE HOUSING
A3.6

BUILDING D - NORTH & SOUTH ELEVATIONS
MAY 11, 2021
1/8" = 1'-0"
BUILDING D - NORTH ELEVATION1 1
1/8" = 1'-0"
BUILDING D - SOUTH ELEVATION1 2
BLDG D - FLOOR 1
0' - 0"
T.O. SLAB
BLDG D - FLOOR 2
10' - 2"
T.O. PLWD

BLDG D - ROOF
20' - 3"
T.O. PLWD

BLDG D - UPPER ROOF
30' - 0"
T.O. PLATE
30' - 0"

EXTERIOR LIGHTING

WALL SCONCE
10' - 2" 10' - 1" 9' - 9"
AVG. GRADE TO AVG. ROOF HEIGHT
26' - 8 1/8"
BLDG D - FLOOR 1
0' - 0"
T.O. SLAB
BLDG D - FLOOR 2
10' - 2"
T.O. PLWD

BLDG D - ROOF
20' - 3"
T.O. PLWD

BLDG D - UPPER ROOF
30' - 0"
T.O. PLATE
30' - 0"
9' - 9" 10' - 1" 10' - 2"
AVG. GRADE TO AVG. ROOF HEIGHT
26' - 8 1/8"
NOVEMBER 2, 2022

1.c
Packet Pg. 96
Attachment: Attachment C - Project Plans (5305 : Pacifica School District Workforce Housing Project - 930 Oddstad Blvd.)

5.d
Packet Pg. 279 Attachment: Attachment D - Planning Commission Agenda Packet - March 20, 2023 (5327 : Pacifica School District Workforce Housing Project - 930 Oddstad Blvd.) BLDG D - FLOOR 1
14' - 6"
T.O. SLAB
BLDG D - FLOOR 2
24' - 8"
T.O. PLWD

BLDG D - ROOF
34' - 9"
T.O. PLWD

BLDG D - UPPER ROOF
43' - 6 3/8"
T.O. PLATE
30' - 0"
29' - 0 3/8"
21' - 3"
29' - 0 3/8"
21' - 3"
BLDG D - FLOOR 1
14' - 6"
T.O. SLAB
BLDG D - FLOOR 2
24' - 8"
T.O. PLWD

BLDG D - ROOF
34' - 9"
T.O. PLWD

BLDG D - UPPER ROOF
43' - 6 3/8"
T.O. PLATE
30' - 0"
29' - 0 3/8"
30' - 0"
21' - 3"
29' - 0 3/8"
No Copies, transmissions, reproductions, or electronic manipulation of any portion of these drawings in whole or in part are to be made without the express permission of BDE ARCHITECTURE INCORPORATED. All design indicated within these drawings are property of BDE ARCHITECTURE INCORPORATED. All copyrights reserved © 2018.

PACIFICA SCHOOL DISTRICT WORKFORCE HOUSING
A3.7

BUILDING D - EAST & WEST ELEVATIONS
MAY 11, 2021
1/8" = 1'-0"
BUILDING D - EAST ELEVATION1 1
1/8" = 1'-0"
BUILDING D - WEST ELEVATION1 2
BLDG D - FLOOR 1
0' - 0"
T.O. SLAB
BLDG D - FLOOR 2
10' - 2"
T.O. PLWD

BLDG D - ROOF
20' - 3"
T.O. PLWD

BLDG D - UPPER ROOF
30' - 0"
T.O. PLATE
30' - 0"
9' - 9" 10' - 1" 10' - 2"
AVG. GRADE TO AVG. ROOF HEIGHT
26' - 8 1/8"
BLDG D - FLOOR 1
0' - 0"
T.O. SLAB
BLDG D - FLOOR 2
10' - 2"
T.O. PLWD

BLDG D - ROOF
20' - 3"
T.O. PLWD

BLDG D - UPPER ROOF
30' - 0"
T.O. PLATE
30' - 0"
9' - 9" 10' - 1" 10' - 2"
AVG. GRADE TO AVG. ROOF HEIGHT
26' - 8 1/8"
NOVEMBER 2, 2022

1.c
Packet Pg. 97
Attachment: Attachment C - Project Plans (5305 : Pacifica School District Workforce Housing Project - 930 Oddstad Blvd.)

5.d
Packet Pg. 280 Attachment: Attachment D - Planning Commission Agenda Packet - March 20, 2023 (5327 : Pacifica School District Workforce Housing Project - 930 Oddstad Blvd.) 2 A3.10
BLDG A - LEVEL 1
7' - 0"
T.O. SLAB
BLDG A - LEVEL 2
17' - 2"
T.O. SLAB

BLDG A - ROOF
27' - 3"
T.O.PLATE

BLDG A - UPPER ROOF
35' - 9"
T.O ROOF
1 A3.10
BLDG A - LEVEL 1
7' - 0"
T.O. SLAB
BLDG A - LEVEL 2
17' - 2"
T.O. SLAB

BLDG A - ROOF
27' - 3"
T.O.PLATE
1 A3.20

PACIFICA SCHOOL DISTRICT WORKFORCE HOUSING
A3.10

BUILDING A - BUILDING SECTIONS
MAY 11, 2021
1/8" = 1'-0"
BUILDING A - SECTION 1
1/8" = 1'-0"
BUILDING A - SECTION 2
2 A3.10
BLDG A - LEVEL 1
0' - 0"
T.O. SLAB
BLDG A - LEVEL 2
10' - 2"
T.O. SLAB

BLDG A - ROOF
20' - 3"
T.O.PLATE

BLDG A - UPPER ROOF
30' - 0"
T.O ROOF
1 A3.10
BLDG A - LEVEL 1
0' - 0"
T.O. SLAB
BLDG A - LEVEL 2
10' - 2"
T.O. SLAB

BLDG A - ROOF
20' - 3"
T.O.PLATE

BLDG A - UPPER ROOF
30' - 0"
T.O ROOF
1/8" = 1'-0"
BUILDING A - SECTION 1
1/8" = 1'-0"
BUILDING A - SECTION 2
NOVEMBER 2, 2022

1.c
Packet Pg. 98
Attachment: Attachment C - Project Plans (5305 : Pacifica School District Workforce Housing Project - 930 Oddstad Blvd.)

5.d
Packet Pg. 281 Attachment: Attachment D - Planning Commission Agenda Packet - March 20, 2023 (5327 : Pacifica School District Workforce Housing Project - 930 Oddstad Blvd.) 2 A3.11
BLDG B3-FLOOR 1
7' - 6"
T.O.SLAB.

BLDG B3-FLOOR 2
18' - 6"
T.O.SLAB.

BLDG B3-ROOF
27' - 6"
T.O.PLATE
BLDG B3 - UPPER ROOF
33' - 3 3/4"
T.O. ROOF.
1 A3.11
BLDG B3-FLOOR 1
7' - 6"
T.O.SLAB.

BLDG B3-FLOOR 2
18' - 6"
T.O.SLAB.

BLDG B3-ROOF
27' - 6"
T.O.PLATE
BLDG B3 - UPPER ROOF
33' - 3 3/4"
T.O. ROOF.

No Copies, transmissions, reproductions, or electronic manipulation of any portion of these drawings in whole or in part are to be made without the express permission of BDE ARCHITECTURE INCORPORATED. All design indicated within these drawings are property of BDE ARCHITECTURE INCORPORATED. All copyrights reserved © 2018.

PACIFICA SCHOOL DISTRICT WORKFORCE HOUSING
A3.11

BUILDING B - BUILDING SECTIONS
MAY 11, 2021
1/8" = 1'-0"
BUILDING B - SECTION 1
1/8" = 1'-0"
BUILDING B - SECTION 2
2 A3.11
BLDG B3-FLOOR 1
0' - 0"
T.O.SLAB.

BLDG B3-FLOOR 2
11' - 0"
T.O.SLAB.

BLDG B3-ROOF
20' - 0"
T.O.PLATE
BLDG B3 - UPPER ROOF
25' - 9 3/4"
T.O. ROOF.
1 A3.11
BLDG B3-FLOOR 1
0' - 0"
T.O.SLAB.

BLDG B3-FLOOR 2
11' - 0"
T.O.SLAB.

BLDG B3-ROOF
20' - 0"
T.O.PLATE
BLDG B3 - UPPER ROOF
25' - 9 3/4"
T.O. ROOF.
1/8" = 1'-0"
BUILDING B - SECTION 1
1/8" = 1'-0"
BUILDING B - SECTION 2
NOVEMBER 2, 2022

1.c
Packet Pg. 99
Attachment: Attachment C - Project Plans (5305 : Pacifica School District Workforce Housing Project - 930 Oddstad Blvd.)

5.d
Packet Pg. 282 Attachment: Attachment D - Planning Commission Agenda Packet - March 20, 2023 (5327 : Pacifica School District Workforce Housing Project - 930 Oddstad Blvd.) 2 A3.12
BLDG C2 - FLOOR 1
12' - 6"
T.O. SLAB
BLDG C2 - FLOOR 2
23' - 0"
T.O. PLWD
BLDG C2 - ROOF
32' - 0"
T.O. PLATE
BLDG C2 - UPPER ROOF
37' - 9 3/4"
T.O. ROOF
1 A3.12
BLDG C2 - FLOOR 1
12' - 6"
T.O. SLAB
BLDG C2 - FLOOR 2
23' - 0"
T.O. PLWD
BLDG C2 - ROOF
32' - 0"
T.O. PLATE
BLDG C2 - UPPER ROOF
37' - 9 3/4"
T.O. ROOF
No Copies, transmissions, reproductions, or electronic manipulation of any portion of these drawings in whole or in part are to be made without the express permission of BDE ARCHITECTURE INCORPORATED. All design indicated within these drawings are property of BDE ARCHITECTURE INCORPORATED. All copyrights reserved © 2018.

PACIFICA SCHOOL DISTRICT WORKFORCE HOUSING
A3.12

BUILDING C - BUILDING SECTIONS
MAY 11, 2021
1/8" = 1'-0"
BUILDING C - SECTION 1
1/8" = 1'-0"
BUILDING C - SECTION 2
2 A3.12
BLDG C2 - FLOOR 1
0' - 0"
T.O. SLAB
BLDG C2 - FLOOR 2
10' - 6"
T.O. PLWD
BLDG C2 - ROOF
19' - 6"
T.O. PLATE
BLDG C2 - UPPER ROOF
25' - 3 3/4"
T.O. ROOF
1 A3.12
BLDG C2 - FLOOR 1
0' - 0"
T.O. SLAB
BLDG C2 - FLOOR 2
10' - 6"
T.O. PLWD
BLDG C2 - ROOF
19' - 6"
T.O. PLATE
BLDG C2 - UPPER ROOF
25' - 3 3/4"
T.O. ROOF
1/8" = 1'-0"
BUILDING C - SECTION 1
1/8" = 1'-0"
BUILDING C - SECTION 2
NOVEMBER 2, 2022

1.c
Packet Pg. 100 Attachment: Attachment C - Project Plans (5305 : Pacifica School District Workforce Housing Project - 930 Oddstad Blvd.)

5.d
Packet Pg. 283 Attachment: Attachment D - Planning Commission Agenda Packet - March 20, 2023 (5327 : Pacifica School District Workforce Housing Project - 930 Oddstad Blvd.) 2 A3.13
BLDG D - FLOOR 1
14' - 6"
T.O. SLAB
BLDG D - FLOOR 2
24' - 8"
T.O. PLWD

BLDG D - ROOF
34' - 9"
T.O. PLWD

BLDG D - UPPER ROOF
43' - 6 3/8"
T.O. PLATE
1 A3.13
BLDG D - FLOOR 1
14' - 6"
T.O. SLAB
BLDG D - FLOOR 2
24' - 8"
T.O. PLWD

BLDG D - ROOF
34' - 9"
T.O. PLWD

BLDG D - UPPER ROOF
43' - 6 3/8"
T.O. PLATE
No Copies, transmissions, reproductions, or electronic manipulation of any portion of these drawings in whole or in part are to be made without the express permission of BDE ARCHITECTURE INCORPORATED. All design indicated within these drawings are property of BDE ARCHITECTURE INCORPORATED. All copyrights reserved © 2018.

PACIFICA SCHOOL DISTRICT WORKFORCE HOUSING
A3.13

BUILDING D - BUILDING SECTIONS
MAY 11, 2021
1/8" = 1'-0"
BUILDING D - LONGITUDINAL SECTION 1
1/8" = 1'-0"
BUILDING D - CROSS SECTION 2
2 A3.13
BLDG D - FLOOR 1
0' - 0"
T.O. SLAB
BLDG D - FLOOR 2
10' - 2"
T.O. PLWD

BLDG D - ROOF
20' - 3"
T.O. PLWD

BLDG D - UPPER ROOF
30' - 0"
T.O. PLATE
1 A3.13
BLDG D - FLOOR 1
0' - 0"
T.O. SLAB
BLDG D - FLOOR 2
10' - 2"
T.O. PLWD

BLDG D - ROOF
20' - 3"
T.O. PLWD

BLDG D - UPPER ROOF
30' - 0"
T.O. PLATE
1/8" = 1'-0"
BUILDING D - CROSS SECTION 2
2 A3.13
BLDG D - FLOOR 1
0' - 0"
T.O. SLAB
BLDG D - FLOOR 2
10' - 2"
T.O. PLWD

BLDG D - ROOF
20' - 3"
T.O. PLWD

BLDG D - UPPER ROOF
30' - 0"
T.O. PLATE
1 A3.13
BLDG D - FLOOR 1
0' - 0"
T.O. SLAB
BLDG D - FLOOR 2
10' - 2"
T.O. PLWD

BLDG D - ROOF
20' - 3"
T.O. PLWD

BLDG D - UPPER ROOF
30' - 0"
T.O. PLATE
1/8" = 1'-0"
BUILDING D - LONGITUDINAL SECTION 1
1/8" = 1'-0"
BUILDING D - CROSS SECTION 2
1/8" = 1'-0"
BUILDING D - LONGITUDINAL SECTION 1
NOVEMBER 2, 2022

1.c
Packet Pg. 101 Attachment: Attachment C - Project Plans (5305 : Pacifica School District Workforce Housing Project - 930 Oddstad Blvd.)

5.d
Packet Pg. 284 Attachment: Attachment D - Planning Commission Agenda Packet - March 20, 2023 (5327 : Pacifica School District Workforce Housing Project - 930 Oddstad Blvd.) x
48" 30"
36"
23"
36"
23"
CL
5 1/2" 6' - 9 1/4" 5 1/2" 13' - 11 1/8" 17' - 8 1/2" 5 1/2" CL
5 1/2" 5/8" 3 1/2" 9' - 2 3/8" 3 1/2" 7' - 2 1/8" 7' - 2 1/2" 5 1/2"

CL CL CL
5 1/2" 9' - 4 3/4" 10' - 0 3/8" 10' - 0 3/8" 9' - 4 3/4" 5 1/2"

CL CL CL
5 1/2" 4' - 8 1/2" 7' - 4 7/8" 7' - 4 7/8" 4' - 8 1/2" 5 1/2" 860 SF

COMMUNITY

BUILDING
61 SF

COMMUNITY
BLDG

RESTROOM
553 SF
OFFICE
152 SF

MEETING ROOM
37 SF

STORAGE
CLOSET
62 SF

RESTROOM
CL CL
5 1/2" 5/8" 3 1/2" 8' - 11 1/4" 5 1/2" 3' - 8 5/8" 3 1/2" 6' - 4 3/4" 5' - 7" 3' - 1 1/2" 5 1/2"

CL CL CL
5 1/2" 3' - 7 5/8" 3' - 7" 7' - 2 1/2" 7' - 0 3/8" 3 1/2" 7' - 1 1/4" 5 1/2"

CL CL CL
5 1/2" 6' - 5 1/8" 8' - 0" 3' - 11 1/8" 3 1/2" 3' - 9 3/8" 6' - 5 1/8" 5 1/2" CL CL
5 1/2" 5' - 3 1/2" 3' - 7" 19' - 11 3/4" 5 1/2"
18' - 10 1/4"
5 1/2" 38' - 10 1/4" 5 1/2"
CL CL
5 1/2" 3' - 6 5/8" 15' - 7 3/4" 5 1/2" 3' - 6 5/8" 15' - 7 3/4" 5 1/2" 358 SF
MEN'S

RESTROOM
358 SF

WOMEN'S

RESTROOM
No Copies, transmissions, reproductions, or electronic manipulation of any portion of these drawings in whole or in part are to be made without the express permission of BDE ARCHITECTURE INCORPORATED. All design indicated within these drawings are property of BDE ARCHITECTURE INCORPORATED. All copyrights reserved © 2018.

PACIFICA SCHOOL DISTRICT WORKFORCE HOUSING
A3.14

ENLARGED AMENITY PLANS
MAY 11, 2021
1/4" = 1'-0"
COMMUNITY RECREATIONAL BUILDING - PLAN 1
1/4" = 1'-0"
OFFICE BUILDING - PLAN 3
1/4" = 1'-0"
RECREATION RESTROOM 2
NOVEMBER 2, 2022

1.c
Packet Pg. 102 Attachment: Attachment C - Project Plans (5305 : Pacifica School District Workforce Housing Project - 930 Oddstad Blvd.)

5.d
Packet Pg. 285 Attachment: Attachment D - Planning Commission Agenda Packet - March 20, 2023 (5327 : Pacifica School District Workforce Housing Project - 930 Oddstad Blvd.) COM. BLDG - FLOOR 1
0"
T.O. SLAB
COM. BLDG - ROOF
12' - 0"
T.O. PLATE
12' - 0"
20' - 7 1/8"
COM. BLDG - FLOOR 1
0"
T.O. SLAB
COM. BLDG - ROOF
12' - 0"
T.O. PLATE
12' - 0"
20' - 7 1/8"
COM. BLDG - FLOOR 1
0"
T.O. SLAB
COM. BLDG - ROOF
12' - 0"
T.O. PLATE
12' - 0"
20' - 7 1/8"
COM. BLDG - FLOOR 1
0"
T.O. SLAB
COM. BLDG - ROOF
12' - 0"
T.O. PLATE
12' - 0"
20' - 7 1/8"
OFFICE - FLOOR 1
4' - 0"
T.O. SLAB

OFFICE - ROOF
16' - 0"
T.O. PLATE 12' - 0"
23' - 11 3/4"
OFFICE - FLOOR 1
4' - 0"
T.O. SLAB

OFFICE - ROOF
16' - 0"
T.O. PLATE
12' - 0"
23' - 11 3/4"
OFFICE - FLOOR 1
4' - 0"
T.O. SLAB

OFFICE - ROOF
16' - 0"
T.O. PLATE
12' - 0"
23' - 11 3/4"
PUBLIC BLDG - FLOOR 1
0"
T.O. SLAB

PUBLIC BLDG - ROOF
10' - 2"
T.O. PLATE
16' - 5 3/4"
PUBLIC BLDG - FLOOR 1
0"
T.O. SLAB

PUBLIC BLDG - ROOF
10' - 2"
T.O. PLATE
16' - 5 3/4"16' - 5 3/4"
PUBLIC BLDG - FLOOR 1
0"
T.O. SLAB

PUBLIC BLDG - ROOF
10' - 2"
T.O. PLATE
16' - 5 3/4"
No Copies, transmissions, reproductions, or electronic manipulation of any portion of these drawings in whole or in part are to be made without the express permission of BDE ARCHITECTURE INCORPORATED. All design indicated within these drawings are property of BDE ARCHITECTURE INCORPORATED. All copyrights reserved © 2018.

PACIFICA SCHOOL DISTRICT WORKFORCE HOUSING
A3.15

ENLARGED AMENITY PLANS -ELEVATIONS
MAY 11, 2021
1/8" = 1'-0"
COMMUNITY RECREATIONAL BUILDING - EAST 2
1/8" = 1'-0"
COMMUNITY RECREATIONAL BUILDING - NORTH 1
1/8" = 1'-0"
COMMUNITY RECREATIONAL BUILDING - SOUTH 3
1/8" = 1'-0"
COMMUNITY RECREATIONAL BUILDING - WEST 4
1/8" = 1'-0"
OFFICE - NORTH 5
1/8" = 1'-0"
OFFICE - EAST 6
1/8" = 1'-0"
OFFICE - SOUTH 7
1/8" = 1'-0"
OFFICE - WEST 8
1/8" = 1'-0"
RECREATION RESTROOM - NORTH 9
1/8" = 1'-0"
RECREATION RESTROOM - EAST 10
1/8" = 1'-0"
RECREATION RESTROOM -SOUTH 11
1/8" = 1'-0"
RECREATION RESTROOM - WEST 12
NOVEMBER 2, 2022

1.c
Packet Pg. 103 Attachment: Attachment C - Project Plans (5305 : Pacifica School District Workforce Housing Project - 930 Oddstad Blvd.)

5.d
Packet Pg. 286 Attachment: Attachment D - Planning Commission Agenda Packet - March 20, 2023 (5327 : Pacifica School District Workforce Housing Project - 930 Oddstad Blvd.) No Copies, transmissions, reproductions, or electronic manipulation of any portion of these drawings in whole or in part are to be made without the express permission of BDE ARCHITECTURE INCORPORATED. All design indicated within these drawings are property of BDE ARCHITECTURE INCORPORATED. All copyrights reserved © 2018.

PACIFICA SCHOOL DISTRICT WORKFORCE HOUSING
A4.0

COLOR & MATERIALS BOARD
SEPTEMBER 14, 2020
A4.0
BLDG A - LEVEL 1
5' - 0"
T.O. SLAB
BLDG A - LEVEL 2
15' - 2"
T.O. SLAB

BLDG A - ROOF
25' - 3"
T.O.PLATE

BLDG A - UPPER ROOF
33' - 9"
T.O ROOF
No Copies, transmissions, reproductions, or electronic manipulation of any portion of these drawings in whole or in part are to be made without the express permission of BDE ARCHITECTURE INCORPORATED. All design indicated within these drawings are property of BDE ARCHITECTURE INCORPORATED. All copyrights reserved © 2018.

PACIFICA SCHOOL DISTRICT WORKFORCE HOUSING A1.01K

BUILDING A - EAST & WEST ELEVATIONS
MaRCH 3, 2020
1/8" = 1'-0"
BUILDING A - WEST ELEVATION 2
1/8" = 1'-0"
BUILDING A - EAST ELEVATION 1

SAMPLE FOR TEXTURE ONLY
5 VINYL WINDOWS 6 ASPHALT ROOF SHINGLE
1 WIDE LAP SIDING 2 BOARD & BATTEN SIDING 4 FIBER CEMENT SHINGLE 4 FIBER CEMENT TRIM 7 TRELLIS 8 SECTIONAL GARAGE DOOR 9 EXTERIOR SCONCE

WIDE LAP SIDING

VINYL WINDOW
BLDG C2 - FLOOR 1
12' - 6"
T.O. SLAB
BLDG C2 - FLOOR 2
23' - 0"
T.O. PLWD
BLDG C2 - ROOF
32' - 0"
T.O. PLATE
BLDG C2 - UPPER ROOF
37' - 9 3/4"
T.O. ROOF
12' - 6"
BLDG C2 - FLOOR 1
12' - 6"
T.O. SLAB
BLDG C2 - FLOOR 2
23' - 0"
T.O. PLWD
BLDG C2 - ROOF
32' - 0"
T.O. PLATE
BLDG C2 - UPPER ROOF
37' - 9 3/4"
T.O. ROOF
1/8" = 1'-0"
BUILDING C2 - NORTH ELEVATION 1
1/8" = 1'-0"
BUILDING C2 - SOUTH ELEVATION 2

BUILDING A - EAST ELEVATION
BUILDING C2 - SOUTH ELEVATION
3 5 1 5 3 1 1 5 3 1 3 1
7 8 1 6 2 7 7
6 6 6
5 4 5 1 2
7 7 7 7
SW 6509 GEORGIAN BAY
SW 7065 ARGOS
SW 7018 DOVETAIL SW 6159 HIGH TEA
SW 6107 LATTE SW 7005 PURE WHITE
MAY 11, 2021
41 4
VIN
1 5
5 1
1 1
6 6
1 7
7 NOVEMBER 2, 2022

1.c
Packet Pg. 104 Attachment: Attachment C - Project Plans (5305 : Pacifica School District Workforce Housing Project - 930 Oddstad Blvd.)

5.d
Packet Pg. 287 Attachment: Attachment D - Planning Commission Agenda Packet - March 20, 2023 (5327 : Pacifica School District Workforce Housing Project - 930 Oddstad Blvd.) No Copies, transmissions, reproductions, or electronic manipulation of any portion of these drawings in whole or in part are to be made without the express permission of BDE ARCHITECTURE INCORPORATED. All design indicated within these drawings are property of BDE ARCHITECTURE INCORPORATED. All copyrights reserved © 2018.

PACIFICA SCHOOL DISTRICT WORKFORCE HOUSING
A5.0

SITE PHOTOS
SEPTEMBER 14, 2020
8 5 2
7 4 1
6 3
1 8
2 3 4 5
6 7

VIEW NORTH ON YOSEMITE DR

VIEW SOUTHWEST ON ODDSTAD BLVD VIEW NORTHEAST ON ODDSTAD BLVD

VIEW SOUTHWEST ON RAINTREE AVE VIEW SOUTH ON YOSEMITE DR

VIEW EAST ON ODDSTAD BLVD

VIEW SOUTHWEST ON ODDSTAD BLVD VIEW SOUTHEAST ON BIG BEND DRIVE NOVEMBER 2, 2022 MBER 14, 2020 MAY 11, 2021

1.c
Packet Pg. 105 Attachment: Attachment C - Project Plans (5305 : Pacifica School District Workforce Housing Project - 930 Oddstad Blvd.)

5.d
Packet Pg. 288 Attachment: Attachment D - Planning Commission Agenda Packet - March 20, 2023 (5327 : Pacifica School District Workforce Housing Project - 930 Oddstad Blvd.) No Copies, transmissions, reproductions, or electronic manipulation of any portion of these drawings in whole or in part are to be made without the express permission of BDE ARCHITECTURE INCORPORATED. All design indicated within these drawings are property of BDE ARCHITECTURE INCORPORATED. All copyrights reserved © 2018.

PACIFICA SCHOOL DISTRICT WORKFORCE HOUSING
A6.0

CARPORT MATERIALS
MAY 11, 2021

STEEL COLUMN - HOT DIPPED

GALVANIZED AND PAINTED
STEEL BEAMS - WIDE FLANGE A-992

HOT DIPPED GALVANIZED AND

PAINTED

STEEL PERLINS - GALVANIZED STEEL

AND PAINTED

B-DECK CORRUGATED METAL

ROOFING
FIXED TILT 5 DEGREES

INTEGRATED LIGHTING
8' - 0"
NOVEMBER 2, 2022

1.c
Packet Pg. 106 Attachment: Attachment C - Project Plans (5305 : Pacifica School District Workforce Housing Project - 930 Oddstad Blvd.)

5.d
Packet Pg. 289 Attachment: Attachment D - Planning Commission Agenda Packet - March 20, 2023 (5327 : Pacifica School District Workforce Housing Project - 930 Oddstad Blvd.) © SEIDEL ARCHITECTS INC, 2018

PACIFICA SCHOOL DISTRICT
WORKFORCE HOUSING 02/01/2021

SHEET INDEX, LEGEND, AND

ABBREVAITIONS
C1.0
05/11/2021

EVAITIONS
NOVEMBER 2, 2022

1.c
Packet Pg. 107 Attachment: Attachment C - Project Plans (5305 : Pacifica School District Workforce Housing Project - 930 Oddstad Blvd.)

5.d
Packet Pg. 290 Attachment: Attachment D - Planning Commission Agenda Packet - March 20, 2023 (5327 : Pacifica School District Workforce Housing Project - 930 Oddstad Blvd.) © SEIDEL ARCHITECTS INC, 2018

PACIFICA SCHOOL DISTRICT
WORKFORCE HOUSING 02/01/2021

EXISTING SITE PLAN
C1.1
05/11/2021

EVAITIONS
NOVEMBER 2, 2022

1.c
Packet Pg. 108 Attachment: Attachment C - Project Plans (5305 : Pacifica School District Workforce Housing Project - 930 Oddstad Blvd.)

5.d
Packet Pg. 291 Attachment: Attachment D - Planning Commission Agenda Packet - March 20, 2023 (5327 : Pacifica School District Workforce Housing Project - 930 Oddstad Blvd.) © SEIDEL ARCHITECTS INC, 2018

PACIFICA SCHOOL DISTRICT
WORKFORCE HOUSING 02/01/2021

EXISTING MAPPING INFO
C1.2
05/11/2021

EVAITIONS
NOVEMBER 2, 2022

1.c
Packet Pg. 109 Attachment: Attachment C - Project Plans (5305 : Pacifica School District Workforce Housing Project - 930 Oddstad Blvd.)

5.d
Packet Pg. 292 Attachment: Attachment D - Planning Commission Agenda Packet - March 20, 2023 (5327 : Pacifica School District Workforce Housing Project - 930 Oddstad Blvd.) © SEIDEL ARCHITECTS INC, 2018

PACIFICA SCHOOL DISTRICT
WORKFORCE HOUSING 02/01/2021
C2.0

CONCEPTUAL SITE PLAN
05/11/2021

EVAITIONS
NOVEMBER 2, 2022

1.c
Packet Pg. 110 Attachment: Attachment C - Project Plans (5305 : Pacifica School District Workforce Housing Project - 930 Oddstad Blvd.)

5.d
Packet Pg. 293 Attachment: Attachment D - Planning Commission Agenda Packet - March 20, 2023 (5327 : Pacifica School District Workforce Housing Project - 930 Oddstad Blvd.) © SEIDEL ARCHITECTS INC, 2018

PACIFICA SCHOOL DISTRICT
WORKFORCE HOUSING 02/01/2021
C2.1

PROPOSED MAPPING PLAN
05/11/2021

EVAITIONS
NOVEMBER 2, 2022

1.c
Packet Pg. 111 Attachment: Attachment C - Project Plans (5305 : Pacifica School District Workforce Housing Project - 930 Oddstad Blvd.)

5.d
Packet Pg. 294 Attachment: Attachment D - Planning Commission Agenda Packet - March 20, 2023 (5327 : Pacifica School District Workforce Housing Project - 930 Oddstad Blvd.) © SEIDEL ARCHITECTS INC, 2018

PACIFICA SCHOOL DISTRICT
WORKFORCE HOUSING 02/01/2021
C3.0

CONCEPTUAL GRADING PLAN
05/11/2021

EVAITIONS
NOVEMBER 2, 2022

1.c
Packet Pg. 112 Attachment: Attachment C - Project Plans (5305 : Pacifica School District Workforce Housing Project - 930 Oddstad Blvd.)

5.d
Packet Pg. 295 Attachment: Attachment D - Planning Commission Agenda Packet - March 20, 2023 (5327 : Pacifica School District Workforce Housing Project - 930 Oddstad Blvd.) © SEIDEL ARCHITECTS INC, 2018

PACIFICA SCHOOL DISTRICT
WORKFORCE HOUSING 02/01/2021
C4.0

CONCEPTUAL UTILITY PLAN
05/11/2021

EVAITIONS
NOVEMBER 2, 2022

1.c
Packet Pg. 113 Attachment: Attachment C - Project Plans (5305 : Pacifica School District Workforce Housing Project - 930 Oddstad Blvd.)

5.d
Packet Pg. 296 Attachment: Attachment D - Planning Commission Agenda Packet - March 20, 2023 (5327 : Pacifica School District Workforce Housing Project - 930 Oddstad Blvd.) © SEIDEL ARCHITECTS INC, 2018

PACIFICA SCHOOL DISTRICT
WORKFORCE HOUSING 02/01/2021
C5.0

CONCEPTUAL STORMWATER

TREATMENT PLAN
05/11/2021

EVAITIONS
NOVEMBER 2, 2022

1.c
Packet Pg. 114 Attachment: Attachment C - Project Plans (5305 : Pacifica School District Workforce Housing Project - 930 Oddstad Blvd.)

5.d
Packet Pg. 297 Attachment: Attachment D - Planning Commission Agenda Packet - March 20, 2023 (5327 : Pacifica School District Workforce Housing Project - 930 Oddstad Blvd.) © SEIDEL ARCHITECTS INC, 2018

PACIFICA SCHOOL DISTRICT
WORKFORCE HOUSING 02/01/2021
C6.0

CONCEPTUAL SIGNING AND STRIPING
PLAN
05/11/2021

EVAITIONS
NOVEMBER 2, 2022

1.c
Packet Pg. 115 Attachment: Attachment C - Project Plans (5305 : Pacifica School District Workforce Housing Project - 930 Oddstad Blvd.)

5.d
Packet Pg. 298 Attachment: Attachment D - Planning Commission Agenda Packet - March 20, 2023 (5327 : Pacifica School District Workforce Housing Project - 930 Oddstad Blvd.) © SEIDEL ARCHITECTS INC, 2018

PACIFICA SCHOOL DISTRICT
WORKFORCE HOUSING 02/01/2021
C7.0

CONCEPTUAL FIRE DEPARTMENT

ACCESS PLAN
05/11/2021

EVAITIONS

3. THE MINIMUM INSIDE RADIUS FOR A FIRE LANE IS 28' PER DISCUSSIONS WITH THE NORTH COUTY FIRE AUTHORITY.

1.c
Packet Pg. 116 Attachment: Attachment C - Project Plans (5305 : Pacifica School District Workforce Housing Project - 930 Oddstad Blvd.)

5.d
Packet Pg. 299 Attachment: Attachment D - Planning Commission Agenda Packet - March 20, 2023 (5327 : Pacifica School District Workforce Housing Project - 930 Oddstad Blvd.) © SEIDEL ARCHITECTS INC, 2018

PACIFICA SCHOOL DISTRICT
WORKFORCE HOUSING 02/01/2021
C7.1

CONCEPTUAL FIRE HYDRANT SPACING
PLAN
05/11/2021

EVAITIONS

3. THE MINIMUM INSIDE RADIUS FOR A FIRE LANE IS 28' PER DISCUSSIONS WITH THE NORTH COUTY FIRE AUTHORITY.

1.c
Packet Pg. 117 Attachment: Attachment C - Project Plans (5305 : Pacifica School District Workforce Housing Project - 930 Oddstad Blvd.)

5.d
Packet Pg. 300 Attachment: Attachment D - Planning Commission Agenda Packet - March 20, 2023 (5327 : Pacifica School District Workforce Housing Project - 930 Oddstad Blvd.) © SEIDEL ARCHITECTS INC, 2018

PACIFICA SCHOOL DISTRICT
WORKFORCE HOUSING 02/01/2021
C8.0

EROSION CONROL PLAN
05/11/2021

EVAITIONS
NOVEMBER 2, 2022

1.c
Packet Pg. 118 Attachment: Attachment C - Project Plans (5305 : Pacifica School District Workforce Housing Project - 930 Oddstad Blvd.)

5.d
Packet Pg. 301 Attachment: Attachment D - Planning Commission Agenda Packet - March 20, 2023 (5327 : Pacifica School District Workforce Housing Project - 930 Oddstad Blvd.) © SEIDEL ARCHITECTS INC, 2018

PACIFICA SCHOOL DISTRICT
WORKFORCE HOUSING 02/01/2021
C8.1

EROSION CONTROL PLAN
05/11/2021

EVAITIONS
NOVEMBER 2, 2022

1.c
Packet Pg. 119 Attachment: Attachment C - Project Plans (5305 : Pacifica School District Workforce Housing Project - 930 Oddstad Blvd.)

5.d
Packet Pg. 302 Attachment: Attachment D - Planning Commission Agenda Packet - March 20, 2023 (5327 : Pacifica School District Workforce Housing Project - 930 Oddstad Blvd.)

PACIFICA SCHOOL DISTRICT WORKFORCE HOUSING
05/11/2021
L1.0

CONCEPTUAL LANDSCAPE PLAN

NOTES LEGEND

SYMBOLS LEGEND

COMMUNITY ROOM - SEE ARCH

DRAWINGS

RESTROOM - SEE ARCH DRAWINGS

OFFICE BUILDING - SEE ARCH

DRAWINGS

LOWER COMMUNITY PATIO & GAME
COURT; CORNHOLE, PING PONG,

CHECKERS/CHESS

UPPER COMMUNITY CONCRETE PATIO

WITH SEATING

PROPOSED STORMWATER TREATMENT

AREA - SEE CIVIL DRAWINGS

STAIRS, TYP

FOCAL TREE & ACCENT PLANTING

ADA RAMP TO PLAY FIELDS

EXTERIOR CONCRETE WALKWAY

TRASH ENCLOSURE

COMMUNITY PATIO WITH TRELLIS

PERMEABLE PAVERS AT PARKING
COURTS

TREES, TYP

POLE LIGHT, TYP

BOLLARD LIGHT, TYP

SITE FURNITURE, TYP

PLANTING AREA

PERMEABLE PAVERS

CONCRETE PAVING

SCREEN PLANTING
EXISTING TREES TO REMAIN, SEE SHEET L1.1
6-FOOT HIGH METAL GATES/FENCES WITH

CMU AND VENEER PILLARS AT UPPER

COMMUNITY PATIO

BIKE STORAGE - SEE ARCH DRAWINGS
LED POLE LIGHT, TYP, SEE SHEET L1.5
LED BOLLARD LIGHT, TYP, SEE SHEET L1.5
BIKE RACK (2 TOTAL)

CARPORT WITH INTEGRAL LIGHTING, TYP
SIGNAGE, SEE SHEET L1.4

WOOD BOARDWALK ABOVE GRADE
94’X50’ BASKETBALL COURT; STRIPING TO

CONTRAST WITH PARKING LOT STRIPING
100-FOOT FIRE

DEFENSIBLE SPACING

TO BE DEVELOPED PER COUNTY

REQUIREMENTS

DECORATIVE CMU RETAINING WALL,
4-FOOT TO 10-FOOT HEIGHT, SEE IMAGE,
SHEET L2.0 & CIVIL DRAWINGS

EXISTING FENCE

DECORATIVE CMU RETAINING WALL, TO REMAIN
4-FOOT HEIGHT, SEE IMAGE, SHEET
L2.0 & CIVIL DRAWINGS
30-FOOT FIRE

DEFENSIBLE PLANTING

NATURAL SLOPE

PROPERTY LINE

EXISTING

PLAY FIELDS

MODIFIED PARKING LOT

SEE CIVIL DRAWINGS
4 4
3 3
2 2
1 1
5 5
6 6
6 6
6 7
7 7
8 8
9 9
10 10
10 10
10 11
11 11
21 21
12 13
13 13
13 14
14 14
15 16
17 18
18 19
20 21
22 23
24 23 23
23 23
22 20
20 19
17 17
16 15
15 15
15 12

ENTRY DRIVE

DRIVE COURT

MAIN STREET
PHASE 2
PHASE 1
6 24
ODDSTAD BLVD.

BIG BEND DR.

1.d
Packet Pg. 120 Attachment: Attachment D - Landscape Plans (5305 : Pacifica School District Workforce Housing Project - 930 Oddstad Blvd.)

5.d
Packet Pg. 303 Attachment: Attachment D - Planning Commission Agenda Packet - March 20, 2023 (5327 : Pacifica School District Workforce Housing Project - 930 Oddstad Blvd.)

PACIFICA SCHOOL DISTRICT WORKFORCE HOUSING
05/11/2021
L1.1a

TREE PROTECTION PLAN

1.d
Packet Pg. 121 Attachment: Attachment D - Landscape Plans (5305 : Pacifica School District Workforce Housing Project - 930 Oddstad Blvd.)

5.d
Packet Pg. 304 Attachment: Attachment D - Planning Commission Agenda Packet - March 20, 2023 (5327 : Pacifica School District Workforce Housing Project - 930 Oddstad Blvd.)

PACIFICA SCHOOL DISTRICT WORKFORCE HOUSING
05/11/2021
L1.1b

TREE PROTECTION NOTES & ARBORIST REPORT

1.d
Packet Pg. 122 Attachment: Attachment D - Landscape Plans (5305 : Pacifica School District Workforce Housing Project - 930 Oddstad Blvd.)

5.d
Packet Pg. 305 Attachment: Attachment D - Planning Commission Agenda Packet - March 20, 2023 (5327 : Pacifica School District Workforce Housing Project - 930 Oddstad Blvd.)

PACIFICA SCHOOL DISTRICT WORKFORCE HOUSING
05/11/2021
L1.1c

LANDSCAPE PHASING PLAN

1.d
Packet Pg. 123 Attachment: Attachment D - Landscape Plans (5305 : Pacifica School District Workforce Housing Project - 930 Oddstad Blvd.)

5.d
Packet Pg. 306 Attachment: Attachment D - Planning Commission Agenda Packet - March 20, 2023 (5327 : Pacifica School District Workforce Housing Project - 930 Oddstad Blvd.)

PACIFICA SCHOOL DISTRICT WORKFORCE HOUSING
05/11/2021
L1.2

CONCEPTUAL PLANTING PLAN

1.d
Packet Pg. 124 Attachment: Attachment D - Landscape Plans (5305 : Pacifica School District Workforce Housing Project - 930 Oddstad Blvd.)

5.d
Packet Pg. 307 Attachment: Attachment D - Planning Commission Agenda Packet - March 20, 2023 (5327 : Pacifica School District Workforce Housing Project - 930 Oddstad Blvd.)

PACIFICA SCHOOL DISTRICT WORKFORCE HOUSING
05/11/2021
L1.3

CONCEPTUAL IRRIGATION PLAN

1.d
Packet Pg. 125 Attachment: Attachment D - Landscape Plans (5305 : Pacifica School District Workforce Housing Project - 930 Oddstad Blvd.)

5.d
Packet Pg. 308 Attachment: Attachment D - Planning Commission Agenda Packet - March 20, 2023 (5327 : Pacifica School District Workforce Housing Project - 930 Oddstad Blvd.)

PACIFICA SCHOOL DISTRICT WORKFORCE HOUSING
05/11/2021
L1.4

CONCEPTUAL SIGNAGE PLAN

1.d
Packet Pg. 126 Attachment: Attachment D - Landscape Plans (5305 : Pacifica School District Workforce Housing Project - 930 Oddstad Blvd.)

5.d
Packet Pg. 309 Attachment: Attachment D - Planning Commission Agenda Packet - March 20, 2023 (5327 : Pacifica School District Workforce Housing Project - 930 Oddstad Blvd.)

PACIFICA SCHOOL DISTRICT WORKFORCE HOUSING
05/11/2021
L1.5

EXTERIOR LANDSCAPE LIGHTING PLAN

1.d
Packet Pg. 127 Attachment: Attachment D - Landscape Plans (5305 : Pacifica School District Workforce Housing Project - 930 Oddstad Blvd.)

5.d
Packet Pg. 310 Attachment: Attachment D - Planning Commission Agenda Packet - March 20, 2023 (5327 : Pacifica School District Workforce Housing Project - 930 Oddstad Blvd.)

PACIFICA SCHOOL DISTRICT WORKFORCE HOUSING
05/11/2021
L1.6

LANDSCAPE LIGHTING CUTSHEETS

Page 1 of 11 ends

Pacifica City CouncilApril 24, 2023

Pacifica City Council
April 24, 2023