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
PC Staff Report
Pacifica School District Workforce Housing Project - 930 Oddstad Blvd.
March 20, 2023
PREPARED BY: Christopher Dacumos, Contract Planner
1 Packet Pg. 5
PC Staff Report
Pacifica School District Workforce Housing Project - 930 Oddstad Blvd.
March 20, 2023
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
PC Staff Report
Pacifica School District Workforce Housing Project - 930 Oddstad Blvd.
March 20, 2023
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
PC Staff Report
Pacifica School District Workforce Housing Project - 930 Oddstad Blvd.
March 20, 2023
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
PC Staff Report
Pacifica School District Workforce Housing Project - 930 Oddstad Blvd.
March 20, 2023
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
PC Staff Report
Pacifica School District Workforce Housing Project - 930 Oddstad Blvd.
March 20, 2023
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
PC Staff Report
Pacifica School District Workforce Housing Project - 930 Oddstad Blvd.
March 20, 2023
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
PC Staff Report
Pacifica School District Workforce Housing Project - 930 Oddstad Blvd.
March 20, 2023
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
PC Staff Report
Pacifica School District Workforce Housing Project - 930 Oddstad Blvd.
March 20, 2023
1 Packet Pg. 13
PC Staff Report
Pacifica School District Workforce Housing Project - 930 Oddstad Blvd.
March 20, 2023
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
PC Staff Report
Pacifica School District Workforce Housing Project - 930 Oddstad Blvd.
March 20, 2023
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
PC Staff Report
Pacifica School District Workforce Housing Project - 930 Oddstad Blvd.
March 20, 2023
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
PC Staff Report
Pacifica School District Workforce Housing Project - 930 Oddstad Blvd.
March 20, 2023
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
1 Packet Pg. 17
PC Staff Report
Pacifica School District Workforce Housing Project - 930 Oddstad Blvd.
March 20, 2023
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);
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 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);
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 (OC-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). 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
PC Staff Report
Pacifica School District Workforce Housing Project - 930 Oddstad Blvd.
March 20, 2023
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;
1 Packet Pg. 19
PC Staff Report
Pacifica School District Workforce Housing Project - 930 Oddstad Blvd.
March 20, 2023
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.
1 Packet Pg. 20
PC Staff Report
Pacifica School District Workforce Housing Project - 930 Oddstad Blvd.
March 20, 2023
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.
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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)
1 Packet Pg. 34
PC Staff Report
Pacifica School District Workforce Housing Project - 930 Oddstad Blvd.
March 20, 2023
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
PC Staff Report
Pacifica School District Workforce Housing Project - 930 Oddstad Blvd.
March 20, 2023
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
1 Packet Pg. 36
PC Staff Report
Pacifica School District Workforce Housing Project - 930 Oddstad Blvd.
March 20, 2023
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
PC Staff Report
Pacifica School District Workforce Housing Project - 930 Oddstad Blvd.
March 20, 2023
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
Attachment B
Land Use & Zoning
City of Pacifica Planning Department
General Plan Diagram
Neighborhood: East Linda Mar and Park Pacifica
Land Use Designation: Low Rise Residential
1.b
Packet Pg. 71
Attachment: Attachment B - Land Use and Zoning Exhibit (5305 : Pacifica School District Workforce Housing Project - 930 Oddstad Blvd.) Zoning Map Diagram
Zoning District: R-1(Single Family Residential District)
1.b
Packet Pg. 72
Attachment: Attachment B - Land Use and Zoning Exhibit (5305 : 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
A0.0
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
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Attachment: Attachment C - Project Plans (5305 : 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.
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Attachment: Attachment C - Project Plans (5305 : 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.)
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.)
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
PUEBLO COURT
CONEJO LANE
CIERVO
LANE
PUEBLO COURT
PUEBLO COURT
PUEBLO COURT
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.) 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.) 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.) 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.) 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.) 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.) 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.) 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"
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
A2.6
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.)
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
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
A2.7
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.) 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.) 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.) DN
DN
UP
1 A3.13
2 A3.13
2BR 1BR
2BR 2BR 1BR
1BR
1BR
1BR
2BR
GUARDRAIL
GUARDRAIL
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.) 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.) 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.) 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.) 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.) 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.) 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.) 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.) 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.) 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.) 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
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
A3.10
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.) 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.) 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.) 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.) 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.) 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"
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.) 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.) 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.) 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.) © 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.) © 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.) © 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.) © 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.) © 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.) © 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.) © 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.) © 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.) © 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.) © 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.) © 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.) © 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.) © 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.)
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
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.)
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.)
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.)
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.)
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.)
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.)
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.)
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.)
PACIFICA SCHOOL DISTRICT WORKFORCE HOUSING
05/11/2021
L1.6
LANDSCAPE LIGHTING CUTSHEETS
(Rev. 01/2020)
SACL_SSv6.2
In a continuing effort to offer the best product possible, we reserve the right to change, without notice, specifications or materials that in our opinion will not alter the function of the product. Specification sheets found at www.selux.us are the most recent versions and supercede all other printed or electronic versions.
Selux Corporation © 2020, T 845-834-1400, 800-735-8927, F 845-834-1401, www.selux.us Product Modifications Approvals
Please list modification requirements for review by factory:
LED WARRANTY
5 YEAR IP65
Saturn Cutoff LED
- - - - - - -
Pole Order Code: - - -
Series Height Finish Options
-
HL504,5
Hi-Lo
Switching
Low Output
50%
Project:
Type: Qty:
Date: Customer:
Date:
Series SACL
Saturn Cutoff
LED
SACL
Order Code:
Light Engine 5G450
39W/4442lm
5G700
62W/6644lm
5G105
93W/9241lm
CCT 271
2700K
301
3000K
Optics
Mounting 1
Single
1A
Single Arm
Mount
2 Double
W
Wall Mount
Power Cord
Length
Finish WH
White
BK
Black
BZ
Bronze
SP
Specify Premium Color
Voltage
Options
* For other CCT please consult
factory
SV
Silver
40 4000K
8* 10*
12* 14* 16* 18* XX*
8’ 10’ 12’ 14’ 16’ 18’ XX’
* For 1 mounting use the pole
height. For 1A or 2 mounting use
the pole height +2
1 IDA Approved
BL
Semi-Matte
Black
R1
Type I
R2
Type II
R3
Type III
R5R
Type V
(Round)
R4
Type IV
R5S
Type V
(Square)
R3W
Type III
(Wide)
R5Q
Type V
(Rectangular)
2 Equipped with step-down
transformer
5 120V, 240V or 277V only
4 DM, HLXX, TLR or IMS only. Cannot
be combined.
3 HS3 Type I, II, III, and IV only
House Side
Shield (180°)
DM4
Dimming
(0-10V)
HL304,5
Hi-Lo
Switching
Low Output
30%
DS
No Uplight
Finish
Pole Motion Sensor6
with optional photocell
See page 3 for order code
UNV
120- 277
120
120V
240
240V
277
277V
3472
347V
4802
480V
PCT
Photocell
Tenon
* Based on R1 distribution in
3000K CCT
6 Only available at 120/230/240/277V.
Consult factory for 208/347/480V.
SACL
(Rev. 01/2020)
SACL_SSv6.2
In a continuing effort to offer the best product possible, we reserve the right to change, without notice, specifications or materials that in our opinion will not alter the function of the product. Specification sheets found at www.selux.us are the most recent versions and supercede all other printed or electronic versions.
Selux Corporation © 2020, T 845-834-1400, 800-735-8927, F 845-834-1401, www.selux.us 28 3/8” (720mm)
25”
(636mm)
Saturn Cutoff LED
1. Luminaire Cover - Die cast aluminum cover
made from low copper alloy, designed to ensure
optimal thermal management for extra long life
time of LED light engine.
2. Gasketing - (not shown) Continuous gasket
provides weatherproofing, dust and insect
control at all fixture connections.
3. Luminaire Hood - Aluminum shade with
white painted interior.
4. LED Array - (not shown) High flux LEDs
mounted to PC boards and attached to
aluminum heat sink for maximum LED
performance and life. CCT tolerance 1/4 step
binning for 3000K, and 4000K. CRI minimum
80. Complete light engine can be removed easily
for future upgrade. LED light engine provides a
reported lumen maintenance of 93% at 50,000
hours. L70 calculated greater than 100,000
hours..
5. LED Optics - Technical Optics (R1, R2, R3,
R3W, R4, R5S, R5Q and R5R) use Selux signature
light pattern acrylic lens holder to secure
proprietary silicone optics. Internal micro house
side shield available for distributions types I, II,
III & IV. Clear glass option as well as flat diffuse,
and diffuse bowl.
6. LED Driver - (not shown) LEDs are
driven by RoHS compliant constant current
programmable LED driver. Driver includes 0-10V
dimming to 10%, meets the requirements of
IP66. Driver assembly located inside the head.
7. Hood Supports - Two aluminum arms
support shade and optic assembly and attach
to the die cast aluminum pole fitter (shown
painted matte black for DS option).
8. Pole Fitter - Self-leveling, die-cast lowcopper aluminum alloy, fitter base secured to pole with three, stainless steel, Allen head set
screws. Fitter for 3 1/2” (90mm) O.D. poles.
9. Driver cover - Die cast aluminum cover made
from low copper alloy, removes for tool-less
access to driver. Driver secured to removable
tray for ease of maintenance (shown painted
matte black for DS option).
10. Surge Protector - (not shown) Designed to
protect luminaire from electrical surge (20kA).
11. Power Cord - (not shown) Pre-installed at
factory. Please specify power cord length in
accordance to height of the pole. Add 2 feet
to power cord length if double mounting (2) is
specified.
Exterior Luminaire Finish - Selux utilizes a
high quality Polyester Powder Coating. All Selux
luminaires and poles are finished in our Tiger
Drylac certified facility and undergo a five
stage intensive pretreatment process where
product is thoroughly cleaned, phosphated and
sealed. Selux powder coated products provide
excellent salt and humidity resistance as well
as ultraviolet resistance for color retention. All
products are tested in accordance with test
specifications for coatings from ASTM and PCI.
Standard exterior colors are White (WH), Black
(BK), Semi-Matte Black (BL), Bronze (BZ),
and Silver (SV). Selux premium colors (SP) are
available, please specify from your Selux color
selection guide.
5 Year Limited LED Luminaire Warranty -
Selux offers a 5 Year Limited Warranty to the
original purchaser that the Saturn Cutoff LED
luminaire shall be free from defects in material
and workmanship for up to five (5) years from
date of shipment. This limited warranty covers
the LED driver and LED array when installed and
operated according to Selux instructions. For
details, see “Selux Terms and Condition of Sale.”
Listings and Ratings: Luminaire and LED tested
to IP65 and IESNA LM-79-08 standards. LED
tested to LM-80 standards. Luminaire and LED
tested at 25°C ambient temperature.
Luminaire suitable for ambient temperature
of 45°C. Minimum operating temperature of
luminaire at -40°C (-40°F)
NRTL Listed (i.e. UL, CSA)
Visit selux.us for our LED End of Life
recycling policy.
Specifications
3 1/8" [79mm]
Minimum Pole I.D.
11”
(279mm)
7”
(178mm)
For further details, please see installation instructions. 3 1/8” (79mm) Minimum Pole I.D
SACL-1-XX-DS
1 7
3 8
6 5
(Rev. 01/2020)
IBL_ss_v3.1
In a continuing effort to offer the best product possible, we reserve the right to change, without notice, specifications or materials that in our opinion will not alter the function of the product. Specification sheets found at www.selux.us are the most recent versions and supercede all other printed or electronic versions.
Selux Corporation © 2020, T 845-834-1400, 800-735-8927, F 845-834-1401, www.selux.us Product Modifications Approvals
Please list modification requirements for review by factory:
LED WARRANTY
5 YEAR
Inula Bollard LED
Project:
Type: Qty:
Date: Customer:
Date:
Series IBL
Inula Bollard
LED
Light Engine 1Q1
7.6w/577 lm
2Q90
14.1w/1156lm
2Q180
14.1w/1156 lm
CCT 40
4000K
Height 2.5
2.5 ft
Finish WH
White
BK
Black
BZ
Bronze
SP
Specify Premium Color
Voltage UNV 120 208 240 277 3473,16 4803,16
120-277V 120V 208V 240V 240V 347V 480V
Options REC5,6
GFCI
Receptacle
w/ weatherproof cover
HL304,7,10, 12
Hi-Lo
Switching
100-30%
For other CCT please consult factory
SV
Silver
DM
Dimming
(0-10V)
Order Code: - - - - - - -
3 3 ft
3.5 3.5 ft
3Q
20.5w/1689 lm
302
3000K
*Based on 5000K CCT, 120-277V
1 Not available with EM
4 4 ft
2 IDA Approved
EM8,9,13
Emergency
Battery Pack
T0 - 20C
4 120-277V Only
5 120V Only
6 Not available in 2.5” height
7 Not available at 208V.
8Not available with IQ
9120V or 277V only
10Not available with DM Option
11Not available at 480V
12Not available with EM option
13Not available with PC or LP option
14Not available with HL30 or HP options
15For 1Q, 2Qxx and 3Q please
consult factory
16 Not available with HL30
4QD
27.2w/2246 lm
50 5000K
*50 or 60 Hertz
3 Requires step down transformer, 60
Hertz Only
LP12, 14, 15
Lower Power
Version
Decreases
Light Output by 60%
IBL
IBL
AM2, 15
Amber
HP12
High Power
Version Increases
Light Output by
100%
PC 11
Photocell
4QS
27.2w/2246 lm
REC25,6
GFCI Receptacle
w/ padlockable
in-use cover
REC3
USB & Duplex
Receptacle
w/
weatherproof cover
REC4
USB & Duplex
Receptacle w/
weatherproof
padlockable in-use
cover
BL
Semi-Matte
Black
2 2 ft.
(consult
factory)
1.5 1.5 ft.
(consult
factory)
(Rev. 01/2020)
IBL_ss_v3.1
In a continuing effort to offer the best product possible, we reserve the right to change, without notice, specifications or materials that in our opinion will not alter the function of the product. Specification sheets found at www.selux.us are the most recent versions and supercede all other printed or electronic versions.
Selux Corporation © 2020, T 845-834-1400, 800-735-8927, F 845-834-1401, www.selux.us
1. Fixture Housing - Die cast low-copper
and low-iron aluminum fixture body provide
corrosion resistance in marine environments.
2. Gasketing - (not shown) Continuous gaskets
provide weather-proofing, dust, and insect
control between castings.
3. LED Light Engine - (not shown) High
efficiency LED light engine equipped with brandname LEDs, available in 3000K, 4000K, 5000K CCT tolerance within a 3-step MacAdams ellipse,
and Amber CCT. Suitable for max ambient
temperatures up to 45ºC.
4. Optics - (not shown) Proprietary vandal and
UV resistant acrylic optic provides optimal light
blending between quadrants.
5. Surge Protector - (not shown) Designed to
protect luminaire from electrical surge (10kA).
6. Hi-Lo Switching Option - (not shown)
Controlled switching between 100% and 30%
power. See wiring diagrams for additional
details.
7. Low Power Option - (not shown) 60%
decrease in Lumen output in same physical
package.
8. High Power Option - (not shown) 100%
increase in Lumen output in same physical
package.
9. Light Chamber - Castings around Light
Engine are painted with special matte black
light absorbing powder coat paint. Meets
International Dark-Sky Association (IDA)
requirements B0, U0, and G0 BUG ratings at
3000K CCT. Powers 2Q90, 2Q180, 3Q, or 4Q
configurations (refer to lumen matrix on page
3).
10. Low-Temperature Emergency Battery
Pack Option - (not shown) Provide 90 minutes
of constant-power egress lighting when
external power is lost. -20˚C to +55˚C ambient
temperature operation.
Exterior Luminaire Finish - Selux utilizes a
high quality Polyester Powder Coating. All Selux
luminaires and poles are finished in our Tiger
Drylac certified facility and undergo a five
stage intensive pretreatment process where
product is thoroughly cleaned, phosphated and
sealed. Selux powder coated products provide
excellent salt and humidity resistance as well
as ultraviolet resistance for color retention. All
products are tested in accordance with test
specifications for coatings from ASTM and PCI.
Standard exterior colors are White (WH), Black
(BK), Semi-Matte Black (BL), Bronze (BZ),
and Silver (SV). Selux premium colors (SP) are
available, please specify from your Selux color
selection guide.
5 Year Limited LED Luminaire Warranty -
Selux offers a 5 Year Limited Warranty to the
original purchaser that the Inula Bollard LED
luminaire shall be free from defects in material
and workmanship for up to five (5) years from
date of shipment. This limited warranty covers
the LED driver and LED array when installed and
operated according to Selux instructions. For
details, see “Selux Terms and Condition of Sale.”
Listings and Ratings: Tested to INRTL Wet
Location and IESNA LM-79-08 standards.
LED tested to LM-80 standards.
Luminaire tested to IK10 standard, IDA
Approved and Lighting Facts Certified.
Luminaire and LED tested at 25°C (77°F)
ambient temperature.
LED LIFE - LED light engine provides a reported
lumen maintenance of 93% at 36,000 hours. L70
calculated greater than 100,000 hours. NRTL
Listed (i.e. UL, CSA)
Visit selux.us for our LED End of Life
recycling policy.
Specifications
Inula Bollard LED
Net Weight (35lbs)
IBL
7.87in
199.9mm
Ă 7.95in
202.0mm
1 9
7 15/16”
(202mm)
7 7/8”
(200mm)
LED Light Engine Distribution Guide
4QD 3Q 2Q180 2Q90
Handhole
4QS 1Q
POLE LIGHT
DIRECTIONAL FLOODLIGHT
BOLLARD LIGHT
CATALOG NUMBER LOGIC
Material
Blank - Aluminum
B - Brass
S - Stainless Steel
Series
DS - Delta Star™
Finish
Lens Type
Cap Style
Example - DS - LED - e65 - SP - A7 - BZW - 12 - 11 - A - 360SL Optics*
360SL - 360SL™ Rotational Knuckle Mounting System
DS
A - 45° B - 90° D - 45° less Weep Hole E - 90° less Weep Hole (Interior Use Only) (Interior Use Only)
Option
Shielding
11 - Honeycomb Baffle
12 - Soft Focus Lens 13 - Rectilinear Lens
LED
NSP - Narrow Spot (Red Indicator)
SP - Spot (Green Indicator)
MFL - Medium Flood (Yellow Indicator)
WFL - Wide Flood (Blue Indicator)
LED Type
DELTA STAR™
7"
1 5/8"
1"
Dia2 1/4"
4 3/4"
Locking
O-Ring
Compression
Knuckle
Adjust-e-Lume® Output Intensity (Choose factory setting) A9 (Standard), A8, A7, A6, A5, A4, A3, A2, A1
Source LED - ‘e’ Technology with Integral Dimming Driver (See Specifications for Dimming) Designed for use with remote 12VAC BKSSL® transformers. Requires magnetic Low Voltage dimmer
TECHNOLOGY
with
e64 - 7WLED/2.7K
e65 - 7WLED/3K
e66 - 7WLED/4K
e74 - 7WLED/Amber
DRIVER DATA Input Volts InRush Current Operating Current Dimmable Operation Ambient Temperature 12VAC/DC 50/60Hz <250mA (non-dimmed) 700mA Magnetic Low Voltage Dimmer -22°F-194°F (-30°C - 90°C) *OPTICAL DATA
Beam Type Angle
e66
CBCP Visual Indicator
Narrow Spot 13° 6889 Red Dot
Spot 15° 5225 Green Dot
Medium Flood 23° 1984 Yellow Dot
Wide Flood 31° 1300 Blue Dot
LM79 DATA
BK No. CCT (Typ.) Input Watts (Typ.)
CRI
(Typ.)
e64 2700K 7.0 80
e65 3000K 7.0 80
e66 4000K 7.0 80
e74 Amber (590nm) 7.0 ~
L70 DATA
Minimum Rated Life (hrs.)
70% of initial lumens(L70)
50,000
50,000
50,000
50,000
THIS DOCUMENT CONTAINS PROPRIETARY INFORMATION OF B-K LIGHTING, INC. AND ITS RECEIPT OR POSSESSION DOES NOT CONVEY ANY RIGHTS TO REPRODUCE, DISCLOSE ITS CONTENTS, OR TO MANUFACTURE, USE OR SELL ANYTHING IT MAY DESCRIBE. REPRODUCTION, DISCLOSURE OR USE WITHOUT SPECIFIC WRITTEN AUTHORIZATION OF B-K LIGHTING, INC. IS STRICTLY FORBIDDEN.
B-K LIGHTING 40429 Brickyard Drive • Madera, CA 93636 • USA 559.438.5800 • FAX 559.438.5900
www.bklighting.com • [email protected]
SUBMITTAL DATE
10-24-18
DRAWING NUMBER
SUB000930
PROJECT:
TYPE:
CATALOG
NUMBER:
SOURCE:
NOTES:
Powder Coat Color Satin Wrinkle
Bronze BZP BZW
Black BLP BLW
White (Gloss) WHP WHW
Aluminum SAP —
Verde — VER
Aluminum Finish
Machined MAC
Polished POL
MitiqueTM MIT
Machined MAC
Polished POL
Brushed BRU Interior use only.
Brass Finish
Stainless Finish
Premium Finish
ABP Antique Brass Powder CMG Cascade Mountain Granite RMG Rocky Mountain Granite AMG Aleutian Mountain Granite CRI Cracked Ice SDS Sonoran Desert Sandstone AQW Antique White CRM Cream SMG Sierra Mountain Granite BCM Black Chrome HUG Hunter Green TXF Textured Forest
BGE Beige MDS Mojave Desert Sandstone WCP Weathered Copper BPP Brown Patina Powder NBP Natural Brass Powder WIR Weathered Iron CAP Clear Anodized Powder OCP Old Copper Also available in RAL Finishes See submittal SUB-1439-00
GreenSource Initiative™
Metal and packaging components are made from recycled
materials. Manufactured using renewable solar energy,
produced on site. Returnable to manufacturer at end of life to ensure cradle-to-cradle handling. Packaging contains no chlorofluorocarbons (CFC’s). Use of this product may qualify for GreenSource efficacy and recycling rebate(s). Consult www. bklighting.com/greensource for program requirements.
Materials
Furnished in Copper-Free Aluminum (Type 6061-T6), Brass (Type 360) or Stainless Steel (Type 304).
Body
Fully machined from solid billet. Unibody design provides enclosed, water-proof wireway and integral heat sink for maximum component life. Integral knuckle for maximum
mechanical strength. High temperature, silicone ‘O’ Ring provides water-tight seal.
Knuckle
The LOCK™ (Locking ‘O’ Ring Compression Knuckle) is comprised of two components. The first is integral to the body and features an interior, machined taper. The second is machined from solid billet and features a second, reverse angle taper. The resultant mechanical taper-lock allows a full 180° vertical adjustment without the use of serrated teeth, which inherently limit aiming.
High temperature, silicone ‘O’ Ring provides water-tight seal and compressive resistance to maintain fixture position. Design withstands 73 lb. static load prior to movement to ensure decades of optical alignment. ½” pipe thread for mounting.
Optional 360SL™ additionally provides biaxial source control with 360° horizontal rotation in addition to vertical adjustment.
Cap
Fully machined. Accommodates [1] lens or louver media.
Choose from 45° cutoff (‘A’ or ‘D’), or 1” deep bezel with 90° cutoff (‘B’ or ‘E’) cap styles. ‘A’ and ‘B’ caps include weep-hole for water and debris drainage. ‘D’ and ‘E’ caps exclude weephole and are for interior use only.
Lens
Shock resistant, tempered, glass lens is factory adhered to fixture cap and provides hermetically sealed optical compartment. Specify soft focus (#12) or rectilinear (#13) lens.
BKSSL®
Integrated solid state system with ‘e’ technology is scalable for field upgrade. Modular design with electrical quick disconnects permit field maintenance. High power,
forward throw source complies with ANSI C78.377 binning requirements. Exceeds ENERGY STAR® lumen maintenance
requirements. LM-80 certified components.
Integral, constant current driver. 12VAC/VDC input. 50/60Hz.
Proprietary input control scheme achieves power factor
correction and eliminates inrush current. Output, overvoltage, open-circuit, and short circuit protected. Inrush current limited to <250mA (non-dimming). Conforms to
Safety Std. C22.2 No. 250.13-12.
Dimming
Line voltage dimmable via magnetic low voltage dimmer.
For use with low voltage dimmer with dedicated neutral
conductor. For purposes of dimming: Remote magnetic
transformer with BKSSL® Power of ‘e’ technology loads
should be loaded to 25% of the transformer VA (watts)
rated value.
Remote Transformer
For use with 12VAC remote transformer or
magnetic transformers only. B-K Lighting cannot guarantee performance with third party manufacturers’ transformers.
Adjust-e-Lume® (Pat. Pending)
Integral electronics allows dynamic lumen response at
the individual fixture. Indexed (100% to 25% nom.) lumen output. Maintains output at desired level or may be changed as conditions require. Specify factory preset output intensity.
Optics
Interchangeable OPTIKIT™ modules permit field
changes to optical distribution. Color-coded for easy
reference: Narrow Spot (NSP) = Red. Spot (SP) = Green.
Medium Flood (MFL) = Yellow. Wide Flood (WFL) = Blue.
Wiring
XLPE, 18GA,150C, 600V, rated and certified to UL3321.
Hardware
Tamper-resistant, stainless steel hardware. LOCK™ aiming screw is additionally black oxide treated for additional corrosion resistance.
Finish
StarGuard®, our exclusive RoHs compliant, 15 stage
chromate-free process cleans and conversion coats
aluminum components prior to application of Class ‘A’ TGIC polyester powder coating. Brass components are available in powder coat or handcrafted metal finish. Stainless steel components are available in handcrafted metal finish.
(Brushed finish for interior use only).
Warranty
5 year limited warranty.
Certification and Listing
ITL tested to IESNA LM-79. UL Listed. Certified to CAN/CSA/ ANSI Standards. RoHs compliant. Suitable for indoor or
outdoor use. Suitable for use in wet locations. Suitable for installation within 4’ of the ground. IP66 Rated. Made in USA. ®Teflon is a registered trademark of DuPont Corporation. ®Energy Star is a registered trademark of the United States Environmental Protection Agency.
(165mm)
6 1/2" (178mm)
7"
1 5/8"
(41mm)
5/8"
(16mm)
(57mm)
2 1/4" Dia.
(16mm)
(57mm)
1 5/8"
(121mm)
(41mm)
4 3/4" 2 1/4" Dia.
5/8"
4 1/4"
(108mm)
Patent Pending
Adjust-e-Lume®
Patent Pending
Adjust-e-Lume®
RELEASED
10-24-18
DRAWING NUMBER
SUB000930
40429 Brickyard Drive • Madera, CA 93636 • USA
559.438.5800 • FAX 559.438.5900
www.bklighting.com • [email protected]
“A/D” CAP
PROJECT:
TYPE:
“B/E” CAP
SPECIFICATIONS
Horizontal Rotation
(Optional 360SL™ Knuckle)
360 SL™
Mounting: Remote Transformers:
Power Pipe™ Power Canopy™ Tree Strap™ Stems Canopies
Mounting
Canopies
UPM™ TR SeriesPower Pipe UPMRM™
Mounting options: Remote options:
Power Pipe™ TR SeriesPower Pipe™
Options:
Horizontal Rotation™
Optional 360SL™ Knuckle
™
UPMRM™
Accessories (Configure separately) All dimensions indicated on this submittal are nominal.
Contact Technical Sales if you require more stringent specifications.
B-K LIGHTING
DELTA STAR™
7"
1 5/8"
1"
Dia2 1/4"
4 3/4"
Locking
O-Ring
Compression
Knuckle
TECHNOLOGY
with
NOTE: PLEASE REFER TO ARCHITECTURAL DRAWINGS FOR ALL BUILDING-MOUNTED LIGHTING
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Packet Pg. 128 Attachment: Attachment D - Landscape Plans (5305 : Pacifica School District Workforce Housing Project - 930 Oddstad Blvd.)
PACIFICA SCHOOL DISTRICT WORKFORCE HOUSING
05/11/2021
L2.0
DETAILS & PRECEDENT IMAGES
FIRE PIT
OUTDOOR KITCHEN
PERMEABLE PAVING
STORMWATER TREATMENT PLANTING
DROUGHT TOLERANT PLANTING
COMMUNITY TABLE
FIRE DEFENSIBLE PLANTING ARBOR
DECORATIVE CMU RETAINING WALL WITH VINES WOOD BOARDWALK - ABOVE GRADE
DINING UNDER ARBOR AL FRESCO
METAL FENCING WITH CMU AND VENEER PILLARS
GAME COURT; CORNHOLE, PING PONG, CHECKERS/CHESS BASKETBALL COURT IN PARKING LOT; CONTRASTING STRIPING
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Packet Pg. 129 Attachment: Attachment D - Landscape Plans (5305 : Pacifica School District Workforce Housing Project - 930 Oddstad Blvd.) Know what's
R
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Packet Pg. 130 Attachment: Attachment E - Vesting Tentative Parcel Map (5305 : Pacifica School District Workforce Housing Project - 930 Oddstad Blvd.)
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Packet Pg. 131 Attachment: Attachment E - Vesting Tentative Parcel Map (5305 : Pacifica School District Workforce Housing Project - 930 Oddstad Blvd.)
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Packet Pg. 132 Attachment: Attachment E - Vesting Tentative Parcel Map (5305 : Pacifica School District Workforce Housing Project - 930 Oddstad Blvd.)
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Packet Pg. 133 Attachment: Attachment E - Vesting Tentative Parcel Map (5305 : Pacifica School District Workforce Housing Project - 930 Oddstad Blvd.)
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Packet Pg. 134 Attachment: Attachment E - Vesting Tentative Parcel Map (5305 : Pacifica School District Workforce Housing Project - 930 Oddstad Blvd.)
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Packet Pg. 135 Attachment: Attachment E - Vesting Tentative Parcel Map (5305 : Pacifica School District Workforce Housing Project - 930 Oddstad Blvd.)
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Packet Pg. 136 Attachment: Attachment E - Vesting Tentative Parcel Map (5305 : Pacifica School District Workforce Housing Project - 930 Oddstad Blvd.) 4080 Cabrilho Drive · Martinez, CA 94553 · Telephone (925) 930-7901 · Fax (925) 723-2442 March 18, 2020
Kenneth R. Klebanoff
Brookwood Advisors
50 California Street, Suite 1500
San Francisco, CA 94111
415-956-5056 | [email protected]
Re: Arborist Report for 930 Oddstad Blvd, Pacifica
Dear Kenneth,
This arborist report addresses the proposed school district housing project at Oddstad Blvd. The project area encompasses an empty lot south of the Oddstad Blvd & Big Bend Dr intersection down to 930 Oddstad. Per the City of Pacifica’s Municipal Code Chapter 12, Preservation of Heritage Trees, the scope of work includes:
Tag, identify and measure all trees > 6” diameter within 20’ of proposed improvements, including all trees along the street frontage.
Note heritage trees, defined as any tree with a trunk circumference of 50” or greater (>16” diameter) measured at 24” above grade. Eucalyptuses are exempt. Assess individual tree health and structural condition. Assess proposed improvements for potential encroachment. Based on proposed encroachment, tree health, structure, and species susceptibility, make recommendations for preservation.
Note tree #s & locations of protection fencing for JETT Landscape Architecture’s reference.
The data and tree protection recommendations contained within this report will be used by JETT staff for their tree protection plan.
Figure 1. The existing school has closed, but the parking lot and sports field are used by the public. Workforce housing is proposed for the site.
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Packet Pg. 137 Attachment: Attachment F - Arborist Report (5305 : Pacifica School District Workforce Housing Project - 930 Oddstad Blvd.) Arborist Report, 930 Oddstad Blvd March 18, 2020
Jennifer Tso, Certified Arborist 2
Project Summary
The project site is currently developed with a school campus, along with its parking lot to the south and a sports field to the north (Figure 1). Although the school is closed, the field appears to be used recreationally by the public, and the parking lot is used to access the public park to the south. The east and west property lines comprise a steep slope & Oddstad Blvd, respectively.
I assessed twenty-seven (27) trees during my site visit. Twenty-two trees (81%) consist of large mature & aging Monterey cypresses (Hesperocyparis macrocarpa, Figure 2). These trees are primarily located along Oddstad Blvd, where their surface roots are obviously growing into the sports field, lifting the sidewalk, and causing hardscape damage on the property. The remaining five trees consist of four Monterey pines (Pinus radiata) and one Peruvian pepper (Schinus molle).
The proposed project will construct new workforce housing on the school & sports field portions of the property. The existing parking lot will largely remain as parking. Unfortunately, the Monterey cypresses have a multitude of characteristics that render them highly vulnerable to construction impacts: some are declining and/or stressed; the species is intolerant of disturbance; the trees are large and reaching the over-mature phase of their lives.
Figure 2. Twenty Monterey cypresses (#1-5 above) line Oddstad Blvd. Their continuous canopies create screening, while their roots are wrecking damage on hardscape.
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Packet Pg. 138 Attachment: Attachment F - Arborist Report (5305 : Pacifica School District Workforce Housing Project - 930 Oddstad Blvd.) Arborist Report, 930 Oddstad Blvd March 18, 2020
Jennifer Tso, Certified Arborist 3
I provided input to the design team on reducing encroachment on the cypresses, but it is not possible to move the proposed improvements far enough from the trees that survival can be guaranteed. However, a significant effort was made to provide up to 10’-20’ of additional clearance. I consider the trees worthy of all possible efforts of protection throughout and beyond construction. Exceptional caution will be necessary to minimize encroachment to the greatest extent possible.
It is my opinion that a total of seven (7) trees will need to be removed to accommodate the proposed project, including one dying Monterey cypress (Figure 3). The remaining twenty (20) trees can be retained in a structurally stable state given that the protection measures within this report are followed. However, due to the species sensitivity and age of the seventeen (17) Monterey cypresses, they cannot be guaranteed to thrive post-construction.
Assumptions & Limitations
This report is based on my site visit on
2/27/20 and the following plans:
Proposed site plan, dated 3/17/20 (for
internal coordination).
Plan package, dated 5/3/19 (in
particular: landscaping, grading &
utility plans).
Survey by BKF, dated 7/17/08.
It was assumed that the trees and the
proposed improvements were accurately
surveyed. A few trees were not surveyed, so I
approximately located them for the tree
protection plan. I did not review grading and
utility plans that may have been updated after
5/3/19.
The health and structure of the trees were
assessed visually from ground level. No
drilling, root excavation, or aerial inspections
were performed. Internal or non-detectable
defects may exist and could lead to part or
whole tree failures. Due to the dynamic nature
of trees and their environment, it is not
possible for arborists to guarantee that trees
will not fail in the future.
Figure 3. Tree #15 is in severe decline and is likely to die soon regardless of construction. It should be removed.
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Packet Pg. 139 Attachment: Attachment F - Arborist Report (5305 : Pacifica School District Workforce Housing Project - 930 Oddstad Blvd.) Arborist Report, 930 Oddstad Blvd March 18, 2020
Jennifer Tso, Certified Arborist 4
Tree Inventory & Assessment Table
#s: Each tree was given a square metal tag with numbers ranging from #1-27. Their locations are provided in the tree protection plan.
Size: Trunk diameters in inches were measured at 24” above average grade with a diameter tape. The majority of the Monterey cypresses branched at a low height, which prevented measurement at exactly 24” without disproportionately increasing the trunk sizes. Deviations in the height measurement were performed in accordance with recommended practices and are noted under the “Comments” column.
Health & Structural Condition Rating
Dead: Dead or declining past chance of recovery.
Poor (P): Stunted or declining canopy, poor foliar color, possible disease or insect issues.
Severe structural defects that may or may not be correctable. Usually not a reliable specimen for preservation.
Fair (F): Fair to moderate vigor. Minor structural defects that can be corrected. More susceptible to construction impacts than a tree in good condition.
Good (G): Good vigor and color, with no obvious problems or defects. Generally more resilient to impacts.
Very Good (VG): Exceptional specimen with excellent vigor and structure. Unusually nice.
Dripline: Canopy radius was visually estimated in each cardinal direction.
Age
Young (Y): Within the first 20% of expected life span. High resiliency to encroachment.
Mature (M): Between 20% - 80% of expected life span. Moderate resiliency to encroachment.
Overmature (OM): In >80% of expected life span. Low resiliency to encroachment.
DE: Dripline Encroachment (X indicates encroachment)
CI: Anticipated Construction Impact (L = Low, M = Moderate, H = High) Specific Recommendations: Specific recommendations for each tree, as applicable, in addition to the general recommendations which apply to all trees.
Tree Encroachment Summary
Trees that will need to be removed: 13-15, 21-24 (7 trees) o Tree #24 appears to be off-site; its removal will require approval by the property owner.
Trees to be saved that will be subjected to high encroachment: 1-12, 16-20 (17 trees; all Monterey cypresses)
Trees to be saved that will be subjected to low to moderate encroachment: 25-27 (3 trees)
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Packet Pg. 140 Attachment: Attachment F - Arborist Report (5305 : Pacifica School District Workforce Housing Project - 930 Oddstad Blvd.) Arborist Report, 930 Oddstad Blvd March 18, 2020
Jennifer Tso, Certified Arborist 5
# Species Size Health Structure Dripline
N E S W
Age DE CI Comments Specific
Recommendations
1 Monterey cypress
(Hesperocyparis
macrocarpa)
49.5 G-F G-F 15 18 18 20 MOMX H Large roots to SE visible to 25' from trunk (3"-4" at 10').
Sidewalk replaced (large roots towards sidewalk). Minor 1" deadwood. 21' from proposed patio; 29' from proposed building.
Carefully remove
existing fence footings
by hand.
2 Monterey cypress 39 F F 12 20 15 18 M X H Large roots to SE, 3" diameter at 20' from trunk. Slightly sparse canopy, dead lower branches, moderate small
deadwood. Co-dominant stems at 4'. Sidewalk ground
down with 1 panel replaced. 21' from proposed patio; 26' from proposed building.
Carefully remove
existing fence footings
by hand.
3 Monterey cypress 41 P F 15 25 20 25 OM X H Multiple stems at 1' (diameter measured at 6"). Two low scaffolds leaning/laying on chain-link fence (requires
minimum 7"-8" pruning cut, up to 12"-15" at attachment).
Sparse canopy & stunted growth; lots of deadwood on S
side of trunk; almost half dead; remaining foliage off color and stunted. Sidewalk ground down. 31' & 35' from
proposed buildings.
Carefully remove
existing fence footings
by hand.
4 Monterey cypress 38, 21 P F 8 15 18 10 OM X H Multiple stems at 2'. Small amounts of woody roots visible to 18' from trunk. Lower 3/4 of tree mostly dead with
stunted shoots at ends/top. Some sidewalk grinding.
Carefully remove
existing fence footings
by hand.
5 Monterey cypress 42.5 P F 6 8 20 10 OM X H Woody roots visible to 18' to SE (2" at 10' and 3" at 6' from trunk). Multiple stems at 2' (diameter measured at 1'). Moderate sidewalk grinding. NE side of canopy nearly all dead, SW lower canopy dead with remaining foliage
stunted.
Carefully remove
existing fence footings
by hand. Hand dig
boardwalk footings &
adjust to save large
roots.
6 Monterey cypress 36 F-P F 25 20 20 20 M X H 1"-2" roots visible at 15' to SE. Diameter measured at 6" above grade. Lifting concrete, not yet ground. Sparse
canopy.
Carefully remove
existing fence footings
by hand. Hand dig
boardwalk footings &
adjust to save large
roots.
7 Monterey cypress 31 F/F-P F 25 25 25 25 M X H Multi-stemmed at 3'. Minor/moderate sidewalk grinding.
Moderately dense canopy. South side sparser. Moderate
amount of 2"-3" woody roots visible at 10' to SE.
Carefully remove
existing fence footings
by hand. Hand dig
boardwalk footings &
adjust to save large
roots.
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Packet Pg. 141 Attachment: Attachment F - Arborist Report (5305 : Pacifica School District Workforce Housing Project - Arborist Report, 930 Oddstad Blvd March 18, 2020
Jennifer Tso, Certified Arborist 6
# Species Size Health Structure Dripline
N E S W
Age DE CI Comments Specific
Recommendations
8 Monterey cypress 38 F F 20 20 20 25 MOMX H Multiple stems at 4'. Slightly sparse canopy. Moderate amount of 3" diameter roots visible at 18' to SE.
Significant sidewalk grinding.
Carefully remove
existing fence footings
by hand. Hand dig
boardwalk footings &
adjust to save large
roots.
9 Monterey cypress 32 F-P F 18 15 15 15 MOMX H Diameter measured at 1'. Moderately sparse canopy; relatively compact (not spreading). Moderate sidewalk
grinding. Minor small diameter surface roots to SE.
Carefully remove
existing fence footings
by hand. Arborist on site
during excavation for
driveway.
10 Monterey cypress 43.5 F-P F 25 20 20 20 MOMX H Co-dominant trunks split at 3.5' above grade. Sparse canopy with slightly yellowed & stunted growth.
Significant hardscape damage. Large woody roots to SE
(2"-3" at 12'; 3" at 10').
Carefully remove
existing fence footings
by hand.
11 Monterey cypress 40 F-P F 18 15 15 15 MOMX MH/
H
Diameter measured at 6"; multiple stems at 1'. Slightly sparse canopy with yellowing and minor dieback.
Heaving asphalt next to fence (3" root at 6' and 2" root at 15' from trunk). Minor sidewalk lift.
Carefully remove
existing fence footings
by hand. Demolish
asphalt by hand starting
around obvious root
damaged areas. Apply
6" deep layer of mulch.
12 Monterey cypress 35 G-F F 18 15 18 18 M X MH/
H
Moderate lifting of sidewalk; previously ground down.
Lower canopy sparse but top good. No asphalt damage.
Carefully remove
existing fence footings
by hand.
13 Monterey cypress 37 G-F F 20 20 18 25 M X H Moderate sidewalk lifting. Multiple stems at 5'; main stem splits into co-dominant stems at 10'. Root-shaped lift in asphalt at 5' from trunk. 25' from proposed driveway;
conflicting with proposed grading.
Remove.
14 Monterey cypress 50 G-F F 20 18 20 20 MOMX H Diameter measured at 6". Large low scaffold to S. Lifting concrete drain; no asphalt damage. Lower canopy
chlorotic and slightly sparse. 6' from proposed driveway.
Remove.
15 Monterey cypress 51.5 VP F 15 12 15 OM X H Very sparse canopy. Minor lifting of sidewalk; previously replaced with 3"-4" cut roots. Only a few green branches on lower NW canopy. 30' from proposed office; 25' from
proposed walkway; 35' from proposed driveway.
Remove due to very
poor health.
16 Monterey cypress 42 G F 15 20 20 20 MOMX MHMinor sidewalk damage. Center stems vertical with little branching. Elongated branches to E. 28' from proposed
seating area; 32' from proposed office.
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Packet Pg. 142 Attachment: Attachment F - Arborist Report (5305 : Pacifica School District Workforce Housing Project - Arborist Report, 930 Oddstad Blvd March 18, 2020
Jennifer Tso, Certified Arborist 7
# Species Size Health Structure Dripline
N E S W
Age DE CI Comments Specific
Recommendations
17 Monterey cypress 37 F-P F-P 0 20 5 20
W
M X MHCo-dominant stems at 3', narrow canopy with low interior branching due to competition from adjacent trees. Sparse canopy with healthy foliage only at very top of trunks. 27' from proposed seating area.
18 Monterey cypress 54 F F 20 25 20 25 MOMX MH/
H
Chlorotic foliage. Parking lot damaged at 25' to SE and 18' to S (obvious root). Massive surface roots towards
street; no sidewalk damage due to recent replacement.
Proposed walkway 30' to S; proposed seating area 35' to E. Proposed water utility within existing driveway.
Start hardscape
demolition by hand near
obvious root damaged
areas. Minimize fill
under dripline; compact
by hand. Arborist on-site
during utility excavation.
19 Monterey cypress 55 G-F F 20 20 15 20 MOMX H Major concrete lift 18' to SE. Sidewalk ground down; massive roots towards street. 15' from proposed building (in existing asphalt); 5' from proposed boardwalk (may be elevated).
Dig boardwalk footings
by hand.
20 Monterey cypress 45.5 F/F-P F-P 0 0 15
SE
15 MOMX H Declining tree; half of canopy removed (likely from dieback). Co-dominant stems at 3'. Massive woody roots. 17' from proposed building (in existing asphalt); 5' from proposed boardwalk (may be elevated).
Dig boardwalk footings
by hand.
21 Monterey cypress 46 G-F F 15 12 18 18 MOMX H Windswept-appearing canopy to W. Large woody surface root visible on bank. 9' from proposed building; in
proposed walkway.
Remove.
22 Monterey cypress 64.5 F-P G-F 30 20 20 20 MOMX H Well attached branches. Exposed woody woots on bank to S. Roots visible to 30' E (2"-3" diameter). Canopy
chlorotic and sparse. 10' from proposed building; in
proposed walkway.
Remove.
23 Peruvian pepper
(Schinus molle)
10.5,
13 F-P G-F 12 10 6 6 M X H South canopy sparse; canopy dieback. In proposed grading.
Remove.
24 Monterey pine
(Pinus radiata)
26 F-P/P F-P 15 8 0 8 M X H Off site tree? Elongated sparse scaffold branches.
Several dead up to 5" diameter. Moderate hardscape
damage; surface roots. Tree likely to continue decline
regardless of construction. 5' from proposed storm drain.
Remove. Requires
owner approval if offsite.
25 Monterey pine 26 F F 20 15 10 20 M X L Not surveyed. Diameter estimated due to poison oak. 20' from proposed storm drain; 15' from limit of grading.
Install temporary
fencing.
26 Monterey pine 28 G-F F 25 25 25 25 M L Not surveyed, diameter estimated. Within dense brush. 25' from proposed limit of grading.
None.
27 Monterey pine 22 G G 15 15 15 15 M X LMNot surveyed; 15' above canal on slope. 9' from proposed limit of grading & 11' from proposed concrete ditch.
Install temporary
fencing.
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Packet Pg. 143 Attachment: Attachment F - Arborist Report (5305 : Pacifica School District Workforce Housing Project - Arborist Report, 930 Oddstad Blvd March 18, 2020
Jennifer Tso, Certified Arborist 8
Discussion
Construction impact on trees is generally evaluated based on the following information:
What is the current health, structure, and age of the trees? Are they likely to live for a long time, during which they will continue to provide benefits to the subject property and the surrounding areas?
Is the tree species sensitive or tolerant of construction? What improvements are proposed around the trees, and how much will they impact tree health & stability?
Since the Monterey cypresses are the dominant & most crucial trees, this discussion primarily focuses on them.
Existing tree condition & species variation
The majority of the trees on the property consist of large, aging Monterey cypresses, with a wide range of tree health (good to very poor, Figure 3). Monterey cypresses require moderate amounts of water for optimal health. I suspect that the on-site trees are drought-stressed, especially if they were accustomed to regular irrigation when the school was still in operation.
The structure of the trees is similar, consisting of multiple crowded stems that split at different heights above grade (Figure 4). Crowded stems are considered structural defects – as the diameter of each stem increases, it puts pressure on its neighbors, and eventually the stem with the weakest attachment breaks. This structure is typical of the species and cannot be corrected at this age.
As trees age, their growth rate
slows, and they are less able to
adapt to or recover from
environmental changes. I
consider the majority of the
cypresses to be in the mature to
over-mature age range, which
means they have peaked in their
vitality – the next phase of their
life is senescence & decline.
Additionally, different tree
species have different tolerances
to construction-related impacts
like soil compaction, root loss,
and pruning. The tolerance may
be related to a tree’s ability to
compartmentalize around
damage, regenerate roots or
shoots, etc. Per Trees & Development by Nelda Matheny and Jim Clark, Monterey cypresses have poor tolerance to construction. The ideal “tree protection zone” where no disturbance shall occur is 1.25’ per 1” trunk diameter for over-mature trees with poor tolerance, which comes out to 39’ to 81’ for the on-site cypresses.
Construction’s impact on trees
Construction practices such as grading, excavation and compaction can affect both the structural stability and general health of trees. Structural stability may be compromised when grading or excavation occurs within a tree’s structural root plate (SRP), or the area adjacent to Figure 4. Trees #3-5 (center) are in poor health with dying lower canopies. The deadwood may be maintained as screening. Note multiple crowded stems on every tree.
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Packet Pg. 144 Attachment: Attachment F - Arborist Report (5305 : Pacifica School District Workforce Housing Project - 930 Oddstad Blvd.) Arborist Report, 930 Oddstad Blvd March 18, 2020
Jennifer Tso, Certified Arborist 9
the trunk where the majority of the large-diameter supportive roots are found. This area can be generically estimated as 5 times the trunk diameter, assuming that the root system is perfectly radial. This SRP estimate is best used as a guideline to inform design, since sub-surface conditions and previous development can redirect and alter root growth in unknown ways.
Regardless, excessive removal of roots within the SRP may increase the likelihood that the entire tree will fail.
Construction occurring beyond the structural roots will impact smaller absorption roots. These roots tend to be concentrated in the upper 4”-6” of soil where oxygen and water is readily available. Excavation removes existing roots, while compaction decreases available soil space for air, water and root growth. Additionally, fill – even if un-compacted - affects trees by increasing the depth of soil through which water and air must travel before they reach.
Installation of utilities and foundations typically require excavation or compaction through the entire depth (3’) of a tree’s root system. Hardscape may also have an unexpectedly high impact, especially if >90% compaction is required (Figure 4). Extensive construction disturbance essentially decreases a tree’s ability to obtain enough water or air to survive.
To assist re-design efforts, I provided three “tiers” of clearances to the team. (1) The SRP (5 times, or 0.42 x trunk diameter) was the minimum limit to guarantee that the trees would remain stable after construction.
(2) In my opinion, an acceptable clearance for maintaining tree health would be 1’ per 1” trunk diameter, assuming that appropriate tree protection measures are followed during construction.
(3) The upper limit is the ideal tree protection zone from Matheny & Clark, or 1.25’ per 1” trunk diameter.
In some cases, an additional 10’-20’ of clearance was provided, but even this was not enough to maintain the acceptable or ideal clearances. To do so would eliminate the use of 1/3 of the total width of the property. Regardless, the proposed buildings, walkways, and landscape improvements were moved as far from the trees as possible. Some of the walkways were replaced with boardwalks, which will be supported above grade with footings. Although the footings still affect tree roots, they are limited to a small area and do not require compaction of existing grade.
Typically, I would recommend removing the majority of the cypresses along Oddstad Blvd since their long-term survival cannot be guaranteed. However, the design has been significantly modified to accommodate the trees, and I do consider it worthwhile to continue the preservation efforts into construction - even if the cypresses cannot be guaranteed to thrive in the same condition in the years to come. The recommendations provided in this report are intended to increase the cypresses’ resilience & to reduce construction damage. Still, individual trees may need to be replaced if they decline.
Mitigating construction encroachment
The key to maximizing a tree’s tolerance of disturbance lies in maintaining good health leading up to, during, and after construction. Water stress that occurs from root loss or soil compaction can be partially mitigated with supplemental irrigation. Ideally, this would begin months in advance, and should be applied with soaker hoses. Water drips out slowly from the surface of the soaker hoses, along their entire length. The slow flow rate allows water to infiltrate into soil – especially in clay – without running off the surface. The irrigation should target the roots close to the dripline, since the roots by the trunk are primarily structural. Furthermore, the hoses can also be moved to target other areas of the root system. The only drawback to using soaker
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Packet Pg. 145 Attachment: Attachment F - Arborist Report (5305 : Pacifica School District Workforce Housing Project - 930 Oddstad Blvd.) Arborist Report, 930 Oddstad Blvd March 18, 2020
Jennifer Tso, Certified Arborist 10
hoses is that they require a garden hose
or hosebib, which can be difficult to find
on construction sites. Permanent
irrigation may be installed to the trees as
long as their construction does not
damage tree roots.
Applying a thick layer of wood chips will
conserve soil moisture and reduce soil
compaction from equipment & foot
traffic. Mulch can also be used to
protect roots in areas where temporary
fencing would hinder construction
access. Any type of mulch will reduce
evaporation, but the best type of mulch
can be obtained (for free!) from tree
services. Tree service wood chips
contain a shredded mix of leaves,
needles, branches & wood, which break
down at different rates. As the wood
chips break down, organic matter is
added to improve the existing soil. The
mulch shall be left in place during & after
construction to extend its benefits. If the
mulch does not stay in place on the
slope next to the sidewalk, friction can
be increased by staking down jute
netting over the soil before applying
mulch.
Construction procedures shall aim to minimize excessive root damage, such as demolition by hand where roots are obviously responsible for damage (Figure 5). Hand digging during boardwalk construction will allow the contractor to adjust footings around large roots. Grading in the direction towards the trees, instead of in parallel to Oddstad Blvd, may allow the operator to see roots when they are smaller so that excavation can be performed more carefully as their diameters increase. Roots would not be accidentally fractured; instead they can be pruned with a sharp tool. Canopy pruning should be limited to the minimum required for construction clearance. Other practices may be prudent shall be discussed with the project arborist prior to the start of each phase of construction.
Non-cypress trees
The prior discussion primarily focused on Monterey cypresses, but there are also four Monterey pines and one Peruvian pepper. The pepper (tree #23) is located in proposed grading and will need to be removed. Also, the Monterey pine (tree #24, Figure 6) at the southwest corner of the existing parking lot is only 5’ from the proposed storm drain. It is presently in decline, with several stubs indicating past branch failures. Monterey pines are fairly short-lived and are highly susceptible to pine pitch canker and red turpentine beetles, particularly once they are drought stressed like this tree. I recommend removing it due to high encroachment. The remaining three pines (#25-27) along the east property line can be easily saved with minor impact.
Figure 5. The existing driveway shall be demolished by hand by tree #18, especially where hardscape damage by roots is obvious.
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Packet Pg. 146 Attachment: Attachment F - Arborist Report (5305 : Pacifica School District Workforce Housing Project - 930 Oddstad Blvd.) Arborist Report, 930 Oddstad Blvd March 18, 2020
Jennifer Tso, Certified Arborist 11
Tree Protection Recommendations for Monterey
pines (trees #25-27 along east property line)
Prior to construction or grading, contractor
shall install 6’ chain-link fencing to construct a
temporary Tree Protection Zone (TPZ) around
trees #25 & 27 as indicated on the tree
protection plan. TPZ fencing shall remain in
an upright sturdy manner from the start of
grading until the completion of construction.
Fencing shall not be adjusted or removed
without consulting the project arborist.
If roots > 2” in diameter are encountered
during the construction of the concrete ditch
by tree #27, they shall be cleanly pruned with
a handsaw or sawzall, immediately covered,
and kept moist till backfilled.
If needed, pruning shall be performed by
personnel certified by the International Society
of Arboriculture (ISA). All pruning shall adhere
to ISA and American National Standards
Institute (ANSI) Standards and Best
Management Practices.
Tree Protection Recommendations for Monterey
cypresses (trees #1-12, 16-20 along Oddstad Blvd)
Pre-Construction Phase
Starting at least 3 months before construction, begin monthly supplemental irrigation.
Irrigation shall be provided with soaker hoses, laid as close to the trees’ driplines as possible. Use the lowest water pressure that allows water to bead out of the entire length of the hose, and leave on for a minimum of 8 hours.
At any time, apply a 4”-6” thick layer of mulch beneath the trees’ driplines within the existing landscape planters, keeping at least 12” away from the trunks. The ideal type of mulch can be obtained from tree services, and consists of a mix of shredded leaves, twigs, branches and wood. The mulch shall remain in place throughout and beyond construction.
If the slope along the sidewalk is too steep to retain mulch, jute netting shall be laid over the soil and staked down to provide friction. The mulch shall be placed on top of the netting as close to 4”-6” depth as possible.
Demolition Phase
Prior to the start of demolition, the contractor shall discuss recommended tree protection measures with the project arborist.
Prior to the start of demolition, the contractor shall install 6’ chain-link fencing to construct a temporary Tree Protection Zone (TPZ) around each grove of trees as indicated on the tree protection plan. Fencing shall be securely attached to steel posts driven into the ground. Fencing will need to be extended to encompass a greater TPZ once demolition is completed.
Remove trees #13-15 & 21-24 (7 trees). Tree #24 appears to be off-site; its removal will require approval by the property owner. Wood chips from tree removals shall be kept onsite for additional tree protection.
Figure 6. Monterey pine #24 is declining with a history of branch failures. It will need to be removed to
construct the proposed storm drain.
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Packet Pg. 147 Attachment: Attachment F - Arborist Report (5305 : Pacifica School District Workforce Housing Project - 930 Oddstad Blvd.) Arborist Report, 930 Oddstad Blvd March 18, 2020
Jennifer Tso, Certified Arborist 12
Demolition of existing hardscape shall occur by hand within the driplines of trees #11, 12 & 18-20, especially next to areas of obvious root damage. Heavy equipment may be used to remove hardscape fragments & debris only if the roots and soil remains undisturbed.
Existing fence footings by trees #1-12 shall be carefully removed by hand to minimize injury to tree roots.
Once demolition is completed, the wood chips from the tree removals shall be spread out over the newly exposed soil within the TPZ, and the TPZ fencing shall be extended as noted on the plan.
TPZ fencing shall remain in an upright sturdy manner from the start of grading until the completion of construction. Fencing shall not be adjusted or removed without consulting the project arborist.
Foundation, Grading, and Construction Phase
Prior to the start of work, each contractor (e.g. grading, utility) shall discuss recommended tree protection measures with the project arborist. If feasible (i.e. on-site water is still available), maintain monthly supplemental irrigation using soaker hoses. The soaker hoses shall be laid just inside the Tree Protection Zone (TPZ) fencing. Use the lowest water pressure that allows water to bead out of the entire length of the hose, and leave on for a minimum of 8 hours. Minimize grading outside the proposed driveway & building pads to the greatest extent possible.
Minimize proposed fill within tree driplines, especially by tree #18. Fill shall remain uncompacted or minimally compacted by hand. If possible, as the contractors approach the trees, grading or excavation should proceed in a perpendicular direction to Oddstad Blvd to minimize fracturing of roots close to the trunk. Caution shall be exercised once roots 2”-3” in diameter are visible. The project arborist shall be on-site during grading within tree driplines, as well as utility work within the dripline of tree #18. The arborist shall provide monitoring & root pruning services, if appropriate, and the observations shall be used to inform future construction procedure and tree protection measures. If needed, roots shall be cleanly pruned with a handsaw or sawzall, immediately covered, and kept moist till backfilled. Pruning shall be minimized to maintain as much live foliage as possible on all the trees.
Deadwood may also be left in place to maintain screening, especially in declining trees where the majority of the lower canopy is dead. If needed, pruning shall performed by personnel certified by the International Society of Arboriculture (ISA). All pruning shall adhere to ISA and American National Standards Institute (ANSI) Standards and Best Management Practices. The size of pruning cuts shall be minimized, and branches shall be reduced back to live foliage wherever possible.
Should Tree Protection Zone (TPZ) encroachment be necessary, the contractor shall contact the project for approval and recommendations.
Contractor shall keep TPZs free of all construction-related materials, debris, fill soil, equipment, etc. The only acceptable material is mulch spread out beneath the trees. Should any damage to the trees occur, the contractor shall promptly notify the project arborist to appropriately mitigate the damage.
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Packet Pg. 148 Attachment: Attachment F - Arborist Report (5305 : Pacifica School District Workforce Housing Project - 930 Oddstad Blvd.) Arborist Report, 930 Oddstad Blvd March 18, 2020
Jennifer Tso, Certified Arborist 13
Landscaping Phase
The Tree Protection Zone (TPZ) fencing shall remain in place with the same restrictions until landscape contractor notifies and meets with the project arborist. Footings for the proposed boardwalks by trees #5-8 & 19-20 shall be dug by hand for the upper 3’ of soil. If large roots > 2” diameter are encountered, the footings shall be adjusted to save them. If other large roots are encountered, consult the project arborist for recommendations. If needed, roots shall be cleanly pruned with a handsaw or sawzall, immediately covered, and kept moist till backfilled. In general, avoid all fill work, grade changes, and trenching within driplines unless it is performed by hand.
Proposed irrigation lines shall be installed as far from the trunks of the trees as possible.
Trenching shall be performed by hand within tree driplines. Pipes shall be threaded through large roots (> 2” diameter) without damaging them. The mulch applied for tree protection shall remain in place throughout and beyond landscape construction. If processed mulch is desired for aesthetics, it shall be spread over the wood chip mulch.
Once water is available via hosebibs, resume monthly supplemental irrigation using soaker hoses. The soaker hoses shall be laid just inside the Tree Protection Zone (TPZ) fencing. Use the lowest water pressure that allows water to bead out of the entire length of the hose, and leave on for a minimum of 8 hours.
Alternatively, permanent irrigation may be installed for the trees as long as it does not require significant trenching or root pruning. The type of irrigation shall match soaker hoses as much as possible (e.g. slow & deep watering across significant area).
Thank you for the opportunity to provide this report, and please do not hesitate to contact me if there are any questions or concerns.
Sincerely,
Jennifer Tso
Certified Arborist #WE-10270A
Tree Risk Assessor Qualified
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Packet Pg. 149 Attachment: Attachment F - Arborist Report (5305 : Pacifica School District Workforce Housing Project - 930 Oddstad Blvd.) Attachment H - Surrounding Compatible Uses
945 -- 953 Oddstad Boulevard
Subject Site
Subject Site
969 -- 973 Oddstad Boulevard
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Packet Pg. 187 Attachment: Attachment H - Compatible Uses (5305 : Pacifica School District Workforce Housing Project - 930 Oddstad Blvd.)