CITY COUNCIL AGENDA
REGULAR MEETING
CITY OF HALF MOON BAY
TUESDAY, APRIL 19, 2022
REMOTE PARTICIPATION (SEE NEXT PAGE) Debbie Ruddock, Mayor Deborah Penrose, Vice Mayor
Robert Brownstone, Councilmember
Joaquin Jimenez, Councilmember
Harvey Rarback, Councilmember
7:00 PM
This agenda contains a brief description of each item to be considered. Those wishing to address the City Council on any matter not listed on the Agenda, but within the jurisdiction of the City Council to resolve, may come forward to the podium during the Public Forum portion of the Agenda and will have a maximum of three minutes to discuss their item.
Those wishing to speak on a Public Hearing matter will be called forward at the appropriate time during the Public Hearing consideration.
Please Note: Anyone wishing to present materials to the City Council, please submit seven copies to the City Clerk.
Copies of written documentation relating to each item of business on the Agenda are on file in the Office of the City Clerk at City Hall and the Half Moon Bay Library where they are available for public inspection. If requested, the agenda shall be available in appropriate alternative formats to persons with a disability, as required by Section 202 of the Americans with Disabilities Act of 1990 (42 U.S.C. Sec. 12132.) Information may be obtained by calling 650-726- 8271.
In compliance with the Americans with Disabilities Act, special assistance for participation in this meeting can be obtained by contacting the City Clerk’s Office at 650-726-8271. A 48-hour notification will enable the City to make reasonable accommodations to ensure accessibility to this meeting (28 CFR 35.102-35.104 ADA Title II). http://hmbcity.com/
1 SPECIAL REMOTE PARTICIPATION PROTOCOLS
This meeting will be held entirely by teleconference. All Councilmembers and staff will only participate via the Zoom platform using the process described below. The meeting is being conducted pursuant to recent amendments to the teleconference rules required by the Ralph M. Brown Act allowing teleconferencing during a proclaimed state of emergency when local officials have recommended social distancing (AB 361). The purpose of AB 361 is to provide the safest environment for the public, elected officials, and staff while allowing for continued operation of the government and public participation during the COVID‐19 pandemic.
This meeting will be conducted via Zoom Webinar and live Spanish interpretation will be available within the Zoom platform. Members of the public are welcome to login into the webinar as Attendees. During any public comment portions, attendees may use the “raise your hand” feature and will be called upon and unmuted when it is their turn to speak. The meeting will also be streamed on Channel 27, on pacificcoast.tv, and on Facebook at www.facebook.com/cityofhalfmoonbay. Please click to join the webinar: https://us06web.zoom.us/j/95535614263 or join by phone at 669-900-9128, using Webinar ID 955-3561-4263. If joining by phone, use *9 to raise your hand, *6 to mute and unmute.
CALL TO ORDER / ROLL CALL
PUBLIC FORUM
PROCLAMATIONS AND PRESENTATIONS
MIDCOAST COMMUNITY COUNCIL UPDATE
COASTSIDE FARMERS MARKET 20TH ANNIVERSARY PROCLAMATION
NATIONAL POETRY MONTH PROCLAMATION
MAYOR'S ANNOUNCEMENTS OF COMMUNITY ACTIVITIES AND COMMUNITY SERVICE
REPORT OUT FROM RECENT CLOSED SESSION
MEETINGS CITY MANAGER UPDATES TO COUNCIL
SUSTAINABILITY UPDATE
LEGISLATIVE AFFAIRS UPDATE
LEADERSHIP AWARDS ANNOUNCEMENT
PARKLET PROGRAM UPDATE
1. CONSENT CALENDAR
1.A WAIVE READING OF RESOLUTIONS AND ORDINANCES
1.B WARRANTS FOR THE MONTH OF MARCH 2022
Staff Recommendation: Accept the warrants list for the month of March 2022.
STAFF REPORT
ATTACHMENT 1
2 1.C STATE AND FEDERAL ADVOCACY SERVICES AGREEMENT WITH TOWNSEND PUBLIC AFFAIRS, INC.
Staff Recommendation: Adopt a resolution authorizing the City Manager to enter into an agreement with Townsend Public Affairs, Inc. (TPA), to provide state and federal advocacy services for a period of one year at an amount of $60,000.
STAFF REPORT
RESOLUTION
1.D FINAL ACCEPTANCE OF THE 2022 SIDEWALK REPLACEMENT PROJECT Staff Recommendation: By resolution, authorize the City Manager or his designee to file a Notice of Completion for the 2022 Sidewalk Replacement Project (Project) and release the retention funds thirty (30) days after recordation of the Notice of Completion.
STAFF REPORT
RESOLUTION
1.E JOB CLASSIFICATION AND SALARY SCHEDULE FOR MAINTENANCE ASSISTANT POSITION Staff Recommendation: Adopt resolution establishing job classification and salary schedule for Maintenance Assistant position.
STAFF REPORT
RESOLUTION
1.F FINAL ACCEPTANCE OF THE HIGHWAY 1 SAFETY AND OPERATIONAL IMPROVEMENTS PROJECT (CIP NO. 523)
Staff Recommendation: By resolution, authorize the City Manager or his designee to file a Notice of Completion for the Highway 1 Safety and Operational Improvements - South Project (Project) and release the Project Retention Funds and Project Performance Bond and Labor and Materials Bond thirty (30) days after recordation of the Notice of Completion.
STAFF REPORT
RESOLUTION
3 1.G DOWNTOWN STREET CAN REPLACEMENT PROJECT (CIP #1010) Staff Recommendation: Adopt a resolution directing staff to:
Proceed with the purchase of approximately 50 Big Belly waste receptacles and install them in accordance with Phase 1 of the new downtown solid waste management plan; and
Remove, recycle, and/or repurpose existing street cans in the downtown area.
STAFF REPORT
RESOLUTION
ATTACHMENT 2
1.H EASEMENTS FOR COASTSIDE COUNTY WATER DISTRICT WATER MAIN CONSTRUCTION
UNDER PILARCITOS CREEK AT OAK AVENUE PARK
Staff Recommendation:
The City Council by resolution:
1) Authorize the City Engineer to complete his review of the plat and legal description for permanent and temporary easements; and
2) Authorize the City Attorney to review and approve as to form the permanent and temporary easements; and
3) Authorize the City Manager to execute permanent and temporary easements based upon review and approval of the City Engineer and City Attorney and accept payment from Coastside County Water District (CCWD) for the approved appraised value of the easements.
STAFF REPORT
RESOLUTION
ATTACHMENT 2
ATTACHMENT 3
1.I DISPLAY OF THE MENTAL HEALTH AWARENESS FLAG FOR THE MONTH OF MAY 2022 AT
CITY HALL TO COMMEMORATE MENTAL HEALTH AWARENESS MONTH
Staff Recommendation: Adopt a resolution authorizing display of the Mental Health Awareness Flag at City Hall for the month of May 2022.
STAFF REPORT
RESOLUTION
4 2. ORDINANCES AND PUBLIC HEARINGS
2.A APPEAL OF THE PLANNING COMMISSION’S DECISION TO APPROVE A COASTAL DEVELOPMENT PERMIT FOR 880 STONE PINE ROAD, CITY CORPORATION YARD UPGRADE PROJECT, FILE NO. PDP-21-053
Staff Recommendation: Conduct a public hearing on the City Corporation Yard Upgrade Project, PDP-21-053, with particular attention to the two matters brought forth on appeal and approve the proposed project by resolution based on the findings in Exhibit A and subject to the Conditions of Approval in Exhibit B, by taking the following actions:
1. Acknowledge the adopted IS/MND and Mitigation Monitoring and Reporting Program and that the matters under consideration with this appeal do not trigger the need to recirculate or do supplemental environmental review; and
2. Consider the matter brought forth on appeal; and
a. Uphold the appeal with respect to the location of the wildlife corridor fencing in accordance with the City’s biologist’s recommendations as originally presented to the Planning Commission; and
b. Deny the appeal with respect to the configuration of the access drive; and
3. Thereby, approve PDP 21-053 including a Coastal Development Permit, Site and Design Review and Tree Removal Permit for the City of Half Moon Bay Corporation Yard Upgrade Project at 880 Stone Pine Road.
STAFF REPORT
RESOLUTION
ATTACHMENT 2
ATTACHMENT 3
2.B ACCESSORY DWELLING UNIT ORDINANCE
Staff Recommendation: Conduct a public hearing, waive first reading, and introduce an ordinance amending portions of Chapter 18 (Zoning) of the Half Moon Bay Municipal Code relating to Accessory Dwelling Units and Junior Accessory Dwelling Units.
STAFF REPORT
ORDINANCE
ATTACHMENT 2
ATTACHMENT 3
5 3. RESOLUTIONS AND STAFF REPORTS
3.A AWARD OF CONSTRUCTION CONTRACT AND PROFESSIONAL SERVICES AGREEMENTS FOR THE JOHN L. CARTER PARK IMPROVEMENTS PROJECT (CIP NO. 0611) Staff Recommendation: Adopt the following resolutions authorizing the City Manager to:
1) Authorize the Administrative Services Director to transfer $700,000 from General Fund to Capital Improvements Project No. 0611 (John L. Carter Park Improvements Project); and
2) Award and execute a construction contract to the lowest responsive and responsible bidder, Wickman Development and Construction of San Francisco, CA, in the bid amount of $4,971,000 and approve a construction contingency not exceeding an amount of $745,650 (15 percent); and
3) Execute a professional services agreement with SWCA, Inc. for Biological and Environmental Services in the amount of $35,079; and
4) Execute a professional services agreement with Bay Area Geotechnical Group (BAGG) for Material Testing and Special Inspection services in the amount of $115,415.
STAFF REPORT
RESOLUTION 1
RESOLUTION 2
RESOLUTION 3
ATTACHMENT 4
3.B COMMUNITY SERVICES FINANCIAL ASSISTANCE GRANTS PROGRAM Staff Recommendation: Receive an update on the FY 2021-22 cycle of the Community Services Financial Assistance (CSFA) Grant program and provide direction on the funding levels and selection process for FY 2022-23.
STAFF REPORT
ATTACHMENT 1
COMMISSION / COMMITTEE UPDATES
CITY COUNCIL REPORTS / FUTURE ITEMS
ADJOURNMENT
6 BUSINESS OF THE COUNCIL OF THE CITY OF HALF MOON BAY
AGENDA REPORT
For meeting of: April 19, 2021
TO: Honorable Mayor and City Council
VIA: Bob Nisbet, City Manager
From: Lisa Lopez, Administrative Services Director
TITLE: WARRANTS FOR THE MONTH OF MARCH 2022
______________________________________________________________________________ RECOMMENDATION:
Accept the warrants list for the month of March 2022.
STRATEGIC ELEMENT:
This recommendation supports the Fiscal Sustainability and Inclusive Governance Element.
DISCUSSION:
During this month, we processed 6 check runs. The first was on March 3, totaling $128,797.00.
The second was on March 4, totaling $30,095.12. The third was on March 10, totaling $185,792.08. The fourth was on March 17, totaling $563,006.93. The fifth was on March 24, totaling $159,811.01. The sixth was on March 30, totaling $218,203.98. The total for the month was $1,285,706.12.
The City processed payments related to 18 capital improvement projects, in a total amount of $248,186.11. These projects include: Sewer Lift Upgrades, Street Resurfacing, HWY 1 Safety/Traffic Reduction Improvements, HWY1 Safety/Congestion, Poplar Complete Street Project, Urban Forest Management Program, Facility Management Asset, Parks Master Plan Implementation, Carter Park Improvement, Poplar Beach Gateways Plan, Bikeway Connectivity Project‐ North, Main Street Bridge Rehabilitation, Climate Action and Adaption, Smith Field Site Assessment, 555 Kelly Affordable Housing, Corp Yard Improvements, Ocean Colony Pump Station Replacement, Inflow and Infiltration Program.
Staff is also including a list of all payments above $30,000 processed during this reporting period, as listed in the table below.
7 ATTACHMENTS:
Check Disbursement List by Check Date
8 City of Half Moon Bay Check Register - Summary HMB Page: 1 Check Issue Dates: 3/1/2022 - 3/30/2022 Mar 30, 2022 04:39PM Report Criteria:
Report type: SummaryCheck.Type = "Calculated","manual"
Check Number Vendor Number Payee Check Issue Date Amount Description 50639 4270 4LEAF INC. 03/03/2022 21,729.70 JAN'22, FY21/22 PUBLIC WORKS INSPECTION SERVICES50640 2022 ACC BUSINESS 03/03/2022 766.92 INTERNET SERVICE50641 4098 BIG WAVE GROUP 03/03/2022 100.00 DEPOSIT REFUND 02/27/22 DEPOT ROOM50642 3526 BIGGS CARDOSA ASSOCIATES INC 03/03/2022 3,036.22 JAN'22, PREPERATION OF PS&E AND ENVIRONMENTAL CLEAR50643 1925 CITY OF BURLINGAME 03/03/2022 4,871.48 DEC'21 SMCO BID50644 2859 CLAUDIA MARSHALL 03/03/2022 672.00 INSTRUCTOR PAYMENT, DRAWING 01/19/22-02/23/2250645 1189 COASTSIDE FIRE PROTECTION DISTRICT 03/03/2022 442.00 FIRE DISTRICT PLAN REVIEW 50646 4398 ELS ARCHITECTURE & URBAN DESIGN 03/03/2022 50,780.00 JAN'22, ARCHITECTURAL DESIGN FOR CORP YARD50647 5358 ERICA WOOD 03/03/2022 100.00 DEPOSIT REFUND 02/25/22 COMMUNITY ROOM50648 4633 GRANICUS 03/03/2022 1,419.37 GRANICUS SERVICE50649 3782 GRIFFIN STRUCTURES INC. 03/03/2022 1,753.92 JAN'22, CARTER PARK RENOVATION PROJECT50650 89 HALF MOON BAY COASTSIDE CHAMBER OF COM 03/03/2022 16,739.67 DEC'21 OOC BID 50651 2564 HALF MOON BAY GRADING & PAVING INC. 03/03/2022 7,958.19 RETENTION, POPLAR PEDESTRIAN PATHWAY PROJECT 50652 5268 HOPE SERVICES 03/03/2022 3,000.00 FY21/22 CSFA FUNDING50653 4441 IGLESIA DEL MAR 03/03/2022 400.00 DEPOSIT REFUND 02/19/22 GRAND OAK50654 5324 JOHN CLAUSSEN 03/03/2022 390.00 CLASS REFUND 03/02/22-04/06/22 WINTER SPRING CANINE50655 5367 JUDITH GUERRERO 03/03/2022 100.00 DEPOSIT REFUND 09/10/21 DAY ROOM S50656 4646 KENNETH STILES 03/03/2022 865.61 FEB'22 CSMFO/FLIGHT50657 3746 MALCOLM C SMITH 03/03/2022 990.00 FEB'22, COMMUNICATION CONSULTANT50658 2573 MARIAN POTT 03/03/2022 4,140.50 INSTRUCTOR PAYMENT DOG TRAINING 01/20/22-02/24/2250659 4339 PLAN JPA 03/03/2022 162.81 GENERAL LIABILITY CLAIMS50660 252 RICE TRUCKING-SOIL FARM INC. 03/03/2022 533.75 MAINT SUPPLIES50661 3131 ROBERT W. SMITH 03/03/2022 196.00 INSTRUCTOR PAYMENT- ORCHESTRA 01/05/21-02/23/2250662 129 SERVICE PRESS INC. 03/03/2022 138.62 REC OFFICE SUPPLIES50663 3101 SHRED-IT USA LLC 03/03/2022 163.91 RECORDS MANAGEMENT50664 3519 SWCA INCORPORATED 03/03/2022 1,812.73 DEC'21, FY20/21 ON-CALL BIO SERVICES50665 1497 TURBO DATA SYSTEMS 03/03/2022 868.60 CITATION PROCESSING50666 81 U.S. POSTMASTER-HMB 03/03/2022 265.00 BULK MAIL PERMIT50667 5190 Wood Consulting Services 03/03/2022 4,400.00 FEB'22, ECONOMIC DEVELOPMENT CONSULTATION50668 5368 ANGELICA MENDEZ 03/10/2022 500.00 DEPOSIT REFUND 03/05/22 GRAND OAK50669 2407 ARAMARK 03/10/2022 1,266.05 MAINT SERVICE50670 4292 BAY AREA NEWS GROUP 03/10/2022 355.34 ADVERTISING SERVICE50671 481 BIG CREEK LUMBER 03/10/2022 2,569.84 MAINT SUPPLIES50672 5168 BLEYLE ELEVATOR, INC 03/10/2022 190.00 MAINT SERVICE50673 220 CA DEPT OF CONSERVATION 03/10/2022 613.73 SMIP Q1 FY21/22 RESORT FEE50674 668 CA STATE CONTROLLER'S OFFICE 03/10/2022 3,500.00 FY21/22 ANNUAL STREET REPORT M = Manual Check, V = Void Check
9 City of Half Moon Bay Check Register - Summary HMB Page: 2 Check Issue Dates: 3/1/2022 - 3/30/2022 Mar 30, 2022 04:39PM Check Number Vendor Number Payee Check Issue Date Amount Description 50675 3090 CALIFORNIA BUILDING STANDARDS COMMISSION 03/10/2022 201.60 BSASRF Q1 FY21/22 RETAINER 50676 4300 CALNET3 03/10/2022 2,032.22 PHONE SERVICE50677 5223 CAPITAL ONE TRADE CREDIT 03/10/2022 10,387.47 MAINT SUPPLIES50678 51 COASTSIDE COUNTY WATER DISTRICT 03/10/2022 8,020.39 LIFT STATION FAIRWAY50679 5318 COLUMN SOFTWARE, PBC 03/10/2022 1,716.00 PUBLIC NOTICE PDP-21-03750680 217 COUNTY OF SAN MATEO INFORMATION SVCS DE 03/10/2022 82.25 MICROWAVE SERVICE50681 3446 FLYERS ENERGY, LLC 03/10/2022 1,607.84 VEHICLE FUEL50682 3176 GAIL P. STEVENS 03/10/2022 126.00 INSTRUCTOR PAYMENT BALLROOM DANCE 02/04/22-02/25/2250683 4267 IMPEC GROUP INC. 03/10/2022 16,145.74 FEB'22, FY21/22 JANITORIAL & MAINTENANCE SERVICES50684 291 LAURIE BECKER 03/10/2022 201.60 INSTRUCTOR PAYMENT ZUMBA 10/14/21-11/04/2150685 291 LAURIE BECKER 03/10/2022 1,549.80 INSTRUCTOR PAYMENT ZUMBA POS 02/03/2250686 4028 LORAL LANDSCAPING INC. 03/10/2022 2,000.00 MAR'22, FY21/22 LANDSCAPE AND MAINTENANCE SERVICES50687 3479 PARKEON INC 03/10/2022 189.00 MAINT SERVICE50688 3956 PENINSULA MUNICIPAL ENGINEERING INC. 03/10/2022 14,062.00 SEP'22, ENGINEERING SERVICES, HWY 1 SOUTH SAFETY AND 50689 5370 PROBOLSKY RESEARCH LLC 03/10/2022 29,400.00 PUBLIC SAFETY COMMUNITY SURVEY50690 3951 PUBLIC PARKING ASSOCIATES INC 03/10/2022 165.00 MAINT SERVICE50691 5020 QUADIENT FINANCE USA, INC 03/10/2022 200.00 POSTAGE50692 5219 RED CAR ANALYTICS 03/10/2022 1,313.75 FEB'22, HMB LIBRARY ZERO NET ENERGY SUPPORT SERVICE50693 252 RICE TRUCKING-SOIL FARM INC. 03/10/2022 360.94 MAINT SUPPLIES50694 3085 SHUTE MIHALY & WEINBERGER LLP 03/10/2022 69,313.10 GENERAL MATTERS50695 1760 STEPFORD 03/10/2022 15,115.00 APR'21, FY20/21 IT SERVICES50696 3631 V & A CONSULTING ENGINEERS, INC. 03/10/2022 1,400.00 NOV'21-FEB'22, SEWER FLOW MONITORING SERVICES50697 4429 WESTERN EXTERMINATOR COMPANY 03/10/2022 1,207.42 FEB'22, FY21/22 PEST MANAGEMENT PROGRAM50698 4270 4LEAF INC. 03/17/2022 3,091.89 JAN'22, FY21/22 PLAN REVIEW AND BUILDING INSPECTIONS50699 3332 AMERICAN PORTABLES 03/17/2022 4,355.75 MAR'22, FY21/22 PORTABLE RESTROOM FACILITIES50700 3793 AMS SYSTEMS INC 03/17/2022 12,450.10 PRINTING SERVICE50701 871 AUTOMATIC DOOR SYSTEMS INC. 03/17/2022 380.00 MAINT SERVICE50702 3626 BKF ENGINEERS 03/17/2022 1,736.00 JAN'22-FEB'22, CORP YARD IMPROVEMENT PROJECT50703 5222 BOUCHER LAW 03/17/2022 2,430.00 DEC'21, LABOR & EMPLOYMENT LAW MATTERS50704 5372 CARTWRIGHT DESIGN STUDIO 03/17/2022 5,130.00 RECOVERY REPORT50705 3976 CIRCLEPOINT 03/17/2022 9,410.00 JAN'22, COMPLETE HYATT HOTEL ENVIRONMENTAL IMPACT R50706 3975 COLANTUONO HIGHSMITH WHATLEY PC 03/17/2022 4,597.40 LEGAL SERVICES -SAM50707 3643 CORODATA RECORDS MANAGEMENT INC 03/17/2022 288.42 RECORDS MANAGEMENT50708 2941 CSG CONSULTANTS INC. 03/17/2022 5,158.75 FEB'22, NPDES STORMWATER SERVICES50709 3404 ECS IMAGING INC. 03/17/2022 31,834.44 LASERFICHE RENEWAL50710 320 EWING IRRIGATION PRODUCTS INC. 03/17/2022 130.43 MAINT SUPPLIES50711 3127 FREYER & LAURETA INC. 03/17/2022 18,327.50 FEB'22, MAPPING SERVICES AT 555 KELLY AVENUE50712 5366 GABRIELA NAVARRO 03/17/2022 500.00 DEPOSIT REFUND 02/12/22 DEPOT ROOM50713 5349 GATES AND ASSOCIATES 03/17/2022 3,132.50 FEB'22, SMITH FIELD FACILITIES MASTER PLAN50714 3836 GLADWELL GOVERNMENTAL SERVICES INC 03/17/2022 500.00 RECORDS RETENTION LEGAL REVIEW M = Manual Check, V = Void Check
10 City of Half Moon Bay Check Register - Summary HMB Page: 3 Check Issue Dates: 3/1/2022 - 3/30/2022 Mar 30, 2022 04:39PM Check Number Vendor Number Payee Check Issue Date Amount Description 50715 76 HALF MOON BAY BUILDING & GARDEN 03/17/2022 42.66 MAINT SUPPLIES50716 3429 HUE & CRY 03/17/2022 448.45 SECURITY SERVICE50717 103 KIKUCHI & ASSOC. 03/17/2022 4,735.00 FEB'22 MAC DUTRA PLAZA LIGHTING50718 5369 KIS 03/17/2022 9,384.57 OUTDOOR 4K NETWORK CAMERA50719 1206 MARK THOMAS & CO. INC. 03/17/2022 21,843.97 JAN'22, DEVELOP SEWER MAINTENANCE STRATEGIES TRAINI50720 3934 MITEL 03/17/2022 2,830.74 SHERIFF SUBSTATION PHONE SERVICE50721 2014 MOORE IACOFANO GOLTSMAN INC. 03/17/2022 1,142.50 JAN'21-FEB'22, SUSTAINABILITY-CAAP50722 5371 MOQUIN PRESS, INC 03/17/2022 1,554.04 COASTSIDE RECOVERY BOOKLET50723 3641 NEIGHBORHOOD RADIO 03/17/2022 110.00 ADVERTISING SERVICE50724 2997 NICHOLS CONSULTING ENGINEERS CHTD 03/17/2022 1,998.75 FEB'22, POPLAR BEACH GATEWAYS PLAN50725 457 OFFICE DEPOT INC. 03/17/2022 31.04 FINANCE OFFICE SUPPLIES50726 4472 ON POINT LANGUAGE SOLUTIONS LLC 03/17/2022 800.00 TRANSLATION SERVICES50727 3479 PARKEON INC 03/17/2022 222.95 MAINT SERVICE50728 137 PG&E 03/17/2022 8,785.86 NW HWY1 & MAIN ST50729 5217 PUBLIC RELATIONS SOCIETY OF AMERICA, INC 03/17/2022 555.00 MEMBERSHIP RENEWAL50730 3757 SCHAFF & WHEELER 03/17/2022 9,975.00 JAN'22, OCEAN COLONY CONSTRUCTION SUPPORT FOR 20/2150731 159 SEWER AUTHORITY MID-COASTSIDE 03/17/2022 378,244.94 MAR'22, FY21/22 SEWER COLLECTIONS50732 4482 SHAPE INCORPORATED 03/17/2022 8,324.53 MAR'22 PUMP STATION REPAIR50733 3519 SWCA INCORPORATED 03/17/2022 3,923.75 FEB'22 SMITH FIELD ENVIRONMENTAL SERVICES50734 81 U.S. POSTMASTER 03/17/2022 4,600.00 MAKE IT MAIN STREET POSTCARD POSTAGE50735 3923 WELLS FARGO 03/04/2022 30,095.12 02/06/22 HYATT/REFUND M50736 5373 ALEXANDRA FILLMORE 03/24/2022 1,010.00 RESERVATION REFUND 06/25/22 LIBRARY COMMUNITY ROOM50737 2407 ARAMARK 03/24/2022 204.60 MAINT SERVICE50738 4209 BAIRD & DRISKELL COMMUNITY PLANNING 03/24/2022 4,100.00 MAR'22, AFFORDABLE HOUSING ASSISTANCE50739 4115 BIG BELLY SOLAR INC 03/24/2022 1,271.01 MAR'22, SMART TRASH RECEPTACLES50740 3526 BIGGS CARDOSA ASSOCIATES INC 03/24/2022 13,196.12 FEB'22, PREPERATION OF PS&E AND ENVIRONMENTAL CLEAR50741 3165 C.C.O.I. GATE & FENCE 03/24/2022 1,360.83 MAINT SERVICE50742 3976 CIRCLEPOINT 03/24/2022 5,603.50 FEB'22, COMPLETE HYATT HOTEL ENVIRONMENTAL IMPACT R50743 1891 DIGITAL MAP PRODUCTS INC. 03/24/2022 14,904.77 DIGITAL MAPS 2022 SERVICE SUBSCRIPTION50744 5375 EVA PERALTA GARNICA 03/24/2022 500.00 DEPOSIT REFUND 03/12/22 DEPOT ROOM50745 5377 FATTORIA E MARE 03/24/2022 1,215.50 PDP 21-047 REIMBURSEMENT50746 70 GRAINGER 03/24/2022 162.43 MAINT SUPPLIES50747 76 HALF MOON BAY BUILDING & GARDEN 03/24/2022 978.45 MAINT SUPPLIES50748 264 HALF MOON BAY NURSERY 03/24/2022 211.50 MAINT SUPPLIES50749 2444 HOME DEPOT CREDIT SERVICES 03/24/2022 1,293.94 MAINT SUPPLIES50750 2694 HOUSING ENDOWMENT AND REGIONAL TRUST 03/24/2022 3,561.00 MEMBERSHIP FEES50751 5329 INTEGRAL CONSULTING INC. 03/24/2022 2,678.92 MIRAMONTES POINT ASSESSMENT AND PLAN50752 5374 ISABELLA VALENCIA 03/24/2022 500.00 DEPOSIT REFUND 03/12/22 LIBRARY COMMUNITY ROOM50753 3944 JESSICA BLAIR 03/24/2022 261.38 REIMBRUSEMENT-TELEFLORA/MAYOR RUDDOCK RETIREMEN50754 5376 JUSTIN APPOLD 03/24/2022 1,034.28 CANCELLED PERMIT APR'22-DEC'22, $114.92 PER MONTH M = Manual Check, V = Void Check
11 City of Half Moon Bay Check Register - Summary HMB Page: 4 Check Issue Dates: 3/1/2022 - 3/30/2022 Mar 30, 2022 04:39PM Check Number Vendor Number Payee Check Issue Date Amount Description 50755 2699 KONICA MINOLTA BUSINESS SOLUTIONS 03/24/2022 2,273.21 MAR'22, FY21/22 KONICA MINOLTA LEASE50756 4293 LOCKWORKS UNLIMINTED INC 03/24/2022 8,649.22 MAINT SERVICE50757 3069 MANAGED HEALTH NETWORK 03/24/2022 304.00 EAP50758 5378 MATT NICHOLS 03/24/2022 162.53 CPRS CONFERENCE FOOD REIMBURESMENT50759 4489 MTA PARTS INC. 03/24/2022 6.88 VEHICLE PARTS50760 5020 QUADIENT LEASING USA, INC. 03/24/2022 657.79 LEASE PAYMENT50761 29 READYREFRESH 03/24/2022 43.63 WATER FOR CORP YARD50762 2337 SAN MATEO COUNTY PUBLIC SAFETY COMMUNIC 03/24/2022 66,942.75 Q3, FY21/22 PUBLIC SAFETY COMMUNICATIONS 50763 2797 SAN MATEO DAILY JOURNAL 03/24/2022 1,395.00 PDP-20-05150764 129 SERVICE PRESS INC. 03/24/2022 230.03 CITY COUNCIL OFFICE SUPPLIES50765 1760 STEPFORD 03/24/2022 15,115.00 MAY'22, FY21/22 IT SERVICES50766 4487 THE HOME DEPOT PRO 03/24/2022 794.34 MAINT SUPPLIES50767 3871 WEST COAST ARBORISTS INC 03/24/2022 1,178.40 FEB'22, FY21/22 TREE MAINTENANCE50768 4442 WILKINSON SCHOOL 03/24/2022 730.00 RESERVATION REFUND 04/23/22 COMMUNITY ROOM50769 5190 Wood Consulting Services 03/24/2022 7,280.00 MAR'22, ECONOMIC DEVELOPMENT CONSULTATION50770 4270 4LEAF INC. 03/30/2022 26,168.72 FEB'22, FY21/22 PUBLIC WORKS INSPECTION SERVICES50771 3954 ALTA PLANNING & DESIGN 03/30/2022 4,133.50 FEB'22, PACIFIC COAST BIKEWAY CONNECTIVITY NORTH PROJ50772 2407 ARAMARK 03/30/2022 782.07 MAINT SERVICE50773 444 ASSOCIATION OF BAY AREA GOVERNMENTS 03/30/2022 446.52 LEVELIZED CHARGE NAT GAS50774 871 AUTOMATIC DOOR SYSTEMS INC. 03/30/2022 2,537.44 MAINT SERVICE50775 266 BAGG ENGINEERS 03/30/2022 10,142.60 NOV'21, GEOTECHNICAL SERVICES FOR THE CORP YARD IMP50776 5223 CAPITAL ONE TRADE CREDIT 03/30/2022 73.63 REC MAINT SUPPLIES50777 1925 CITY OF BURLINGAME 03/30/2022 4,906.98 JAN'22 SMCO BID50778 5318 COLUMN SOFTWARE, PBC 03/30/2022 198.00 PUBLIC NOTICE PDP-19-04550779 4484 CSW/STUBER-STROEH ENGINEERING GROUP INC 03/30/2022 3,570.00 FEB'22, POPLAR STREET TRAFFIC CALMING AND SAFETY PRO50780 4398 ELS ARCHITECTURE & URBAN DESIGN 03/30/2022 17,673.01 FEB'22, CARTER PARK IMPROVEMENTS50781 320 EWING IRRIGATION PRODUCTS INC. 03/30/2022 313.56 MAINT SUPPLIES50782 321 FOLGER GRAPHICS INC. 03/30/2022 2,183.65 RECREATION PRINTING50783 3176 GAIL P. STEVENS 03/30/2022 273.00 INSTRUCTOR PAYMENT BALLROOM DANCE 03/04/22-03/25/2250784 4633 GRANICUS 03/30/2022 1,419.37 GRANICUS SERVICE50785 3782 GRIFFIN STRUCTURES INC. 03/30/2022 2,600.64 FEB'22, CARTER PARK RENOVATION PROJECT 50786 76 HALF MOON BAY BUILDING & GARDEN 03/30/2022 267.17 MAINT SUPPLIES50787 89 HALF MOON BAY COASTSIDE CHAMBER OF COM 03/30/2022 6,586.93 JAN'22 OOC BID 50788 3429 HUE & CRY 03/30/2022 13,960.00 MAR'22, SHERIFF SUBSTATION ALARM UPGRADE AND INTEGR50789 1283 KATHY OLER 03/30/2022 1,900.00 APR'22, TEMPORARY CITY PARKING LOT RENTAL50790 3922 LLOYD A MCVICKER 03/30/2022 3,360.00 APR'22 ANNEX RENT50791 4269 MAZIAR BOZORGINIA 03/30/2022 578.50 03/25/22 PORTOLA HOTEL/LEAGUE OF CA CITIES 202250792 5371 MOQUIN PRESS, INC 03/30/2022 1,092.50 COASTSIDE RECOVERY BOOKLET50793 4489 MTA PARTS INC. 03/30/2022 31.92 VEHICLE PARTS50794 3641 NEIGHBORHOOD RADIO 03/30/2022 110.00 ADVERTISING SERVICE M = Manual Check, V = Void Check
12 City of Half Moon Bay Check Register - Summary HMB Page: 5 Check Issue Dates: 3/1/2022 - 3/30/2022 Mar 30, 2022 04:39PM Check Number Vendor Number Payee Check Issue Date Amount Description 50795 3726 NICHOLAS TRANSLATIONS & INTERPRETATIONS 03/30/2022 1,472.00 TRANSLATION SERVICES50796 457 OFFICE DEPOT INC. 03/30/2022 212.06 SUPPLIES50797 4472 ON POINT LANGUAGE SOLUTIONS LLC 03/30/2022 2,150.00 TRANSLATION SERVICES50798 3479 PARKEON INC 03/30/2022 244.65 MAINT SERVICE50799 5177 PRINT INNOVATIONS, INC. 03/30/2022 767.15 PRINT SERVICE50800 5379 SARAH SANDERS 03/30/2022 110.00 CLASS REFUND 03/02/22-04/20/22 TINY TYKES50801 3757 SCHAFF & WHEELER 03/30/2022 1,705.00 FEB'22, PELICAN POINT GENERATOR REPLACEMENT50802 3085 SHUTE MIHALY & WEINBERGER LLP 03/30/2022 89,850.91 GENERAL MATTERS50803 3519 SWCA INCORPORATED 03/30/2022 5,653.50 MAR'22, CORP YARD ARBORIST SUPPORT50804 3701 V. W. HOUSEN & ASSOCIATES INC. 03/30/2022 10,729.00 JAN'22-FEB'22, FY21/22 WASTEWATER COLLECTION SYSTEM E Grand Totals:
166 1,285,706.12
Report Criteria:
Report type: SummaryCheck.Type = "Calculated","manual"
M = Manual Check, V = Void Check
13
BUSINESS OF THE COUNCIL OF THE CITY OF HALF MOON BAY
AGENDA REPORT
For meeting of: April 19, 2022
TO: Honorable Mayor and City Council
VIA: Bob Nisbet, City Manager
FROM: Jessica Blair, Communications Director / City Clerk
TITLE: STATE AND FEDERAL ADVOCACY SERVICES AGREEMENT WITH TOWNSEND PUBLIC AFFAIRS, INC.
______________________________________________________________________________ RECOMMENDATION:
Adopt a resolution authorizing the City Manager to enter into an agreement with Townsend Public Affairs, Inc. (TPA), to provide state and federal advocacy services for a period of one year at an amount of $60,000.
FISCAL IMPACT:
The cost of the agreement is $60,000. This amount has been included in the FY 2021-22 operating budget.
STRATEGIC ELEMENT:
This action supports the Infrastructure and Environment, Healthy Communities and Public Safety, Fiscal Sustainability and Inclusive Governance Elements of the Strategic Plan.
BACKGROUND:
In early 2016, the City Council identified the pursuit of grant funding opportunities related to ongoing City operations and capital improvement projects as a priority. Following the determination that it was not practical to accomplish this with in-house staff, the City released a request for proposals. Townsend Public Affairs, Inc. was selected as the firm who was most qualified to provide the services requested in the request for proposals, and the City and Townsend have since entered into annual agreements, the last of which expired on December 31, 2021. Starting with the 2018-2019 agreement, Townsend also provides the City with legislative advocacy services. Beginning this year, the City and Townsend have modified the agreement to include federal advocacy in addition to state, while maintaining advocacy for grants.
DISCUSSION:
TPA’s scope of work for legislative advocacy includes working closely with staff to develop legislative strategy, implement legislative strategy, build and leverage relationships, plan 14
ordinance advocacy trips, track legislation, craft testimony and position letters, prepare and file lobbying disclosure reports, and draft bill language. TPA and staff also work closely with the City Council Legislative Affairs Subcommittee.
Over the course of the past year, some of the high-level tasks TPA has assisted the City with include the following:
• On behalf of the City of Half Moon Bay, Townsend Public Affairs closely tracked and provided updates on over 40 pieces of legislation falling under the prescribed priority areas of the City’s Adopted Legislative Platform.
• TPA worked with City staff to write formal letters with constructive feedback or suggestions on 15 policy bills, where the City Council or the Legislative Subcommittee had instructed.
• TPA testified in Legislative Committee hearings on behalf of the City of Half Moon Bay for the bills in which the City took formal positions.
• TPA provided formal legislative reports every month for the Mayor and Council, through the City Clerk’s office.
• TPA provided weekly legislative updates, including updates on all emergency and regulatory matters pertaining the COVID-19 pandemic, to the City Manager’s office and the Communications Director / City Clerk and often communicated via phone or email more frequently.
• TPA appeared before both the Legislative Subcommittee and the Full Council multiple times to present on State Legislation, Regulatory Proceedings, the Budget Process, and to answer questions or address relevant issues that Council and Staff has identified related to the State Legislature.
• TPA also appeared before Council to outline relevant priority programs through the Federal Infrastructure Investments and Jobs Act (IIJA). • TPA worked with City Staff on an application for submittal to Congresswoman Speier for the HWY 1 Project. The Congresswoman did put forward the request of $1,000,000 into the Federal Surface Transportation Reauthorization Act, though all community-focused direct allocations were ultimately removed from that Act, regardless of merit. TPA has now submitted for additional funding priorities to Rep. Speier as well as Senators Padilla and Feinstein for the FY 23 Appropriations Process.
• TPA worked with the City Manager, City Staff, and the Office of Assemblymember Berman to advocate for and secure $4.75 million dollars in funding for the City’s Carter Park Renovation Project through the 2021 State Budget Process.
Staff recommends the City Council authorize the City Manager to execute an agreement with TPA for an additional year of grant and legislative advocacy services, with enhanced scope of work, at an amount of $60,000.
15
ATTACHMENT:
Resolution authorizing the City Manager to enter into a one-year agreement with Townsend Public Affairs, Inc to provide grant writing and advocacy services in an amount of $60,000 16 Resolution No. C-2022-____
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF HALF MOON BAY AUTHORIZING THE CITY MANAGER TO ENTER INTO AN AGREEMENT WITH TOWNSEND PUBLIC AFFAIRS, INC. FOR
FEDERAL AND STATE LEGISLATIVE ADVOCACY SERVICES
WHEREAS, in January 2021, the City of Half Moon Bay entered into an agreement with Townsend Public Affairs, Inc. for grant writing services; and WHEREAS, that agreement expired December 31, 2021; and
WHEREAS, TPA has been working in good faith while the contract terms and scope of work were renegotiated; and
WHEREAS, the City Council has expressed an interest in continuing legislative advocacy services; and
NOW, THEREFORE, BE IT RESOLVED THAT the City Council of the City of Half Moon Bay hereby authorizes the City Manager to enter into a one-year agreement with Townsend Public Affairs, Inc. for legislative advocacy services in the amount of $60,000. ***************************************************************** I, the undersigned, hereby certify that the foregoing Resolution was duly passed and adopted on the 19th day of April, 2022 by the City Council of Half Moon Bay by the following vote:
AYES, Councilmembers:
NOES, Councilmembers:
ABSENT, Councilmembers:
ABSTAIN, Councilmembers:
ATTEST: APPROVED:
___________________________ _____________________________ Jessica Blair, City Clerk Debbie Ruddock, Mayor
17
BUSINESS OF THE COUNCIL OF THE CITY OF HALF MOON BAY
AGENDA REPORT
For meeting of: April 19, 2022
TO: Honorable Mayor and City Council
VIA: Bob Nisbet, City Manager
FROM: John Doughty, Public Works Director
Maz Bozorginia, City Engineer
Jonathan Woo, Assistant Engineer
TITLE: FINAL ACCEPTANCE OF THE 2022 SIDEWALK REPLACEMENT PROJECT ______________________________________________________________________________ RECOMMENDATION:
By resolution, authorize the City Manager or his designee to file a Notice of Completion for the 2022 Sidewalk Replacement Project (Project) and release the retention funds thirty (30) days after recordation of the Notice of Completion.
FISCAL IMPACT:
The approved contract award was $59,746.75 with an additional $5,975.00 in contingency funding, totaling an authorized amount of $65,721.75 for the project. The total cost of the construction of the project is $64,199.25. In order to fully fund this project, funds were taken from three (3) separate programs in the Capital Budget: the Sidewalk Replacement and Repair Program (0562), the ADA Transition Plan Implementation Program (0601) and the Pavement Management and Traffic Safety Program (0514). The total cost of construction for this project was less than total budgeted and there are sufficient funds in the Capital Budget.
STRATEGIC ELEMENT:
This action supports the Infrastructure and Environment, Healthy Communities and Public Safety Elements of the adopted Strategic Plan.
BACKGROUND:
Locations of interest for the 2022 Sidewalk Replacement Project were within the Downtown Corridor, south of the Downtown Corridor, Arleta Park Area, and the Kehoe Neighborhood. At these locations, City Staff identified dangerous tripping hazards that need to be addressed and replaced to allow safe and compliant ADA access. After noting the major locations and collecting data, City Staff estimated the overall project to be $55,000.00. Considering the project estimate and according to the purchasing policy adopted on March 3, 2021, competitive bidding was not required. Instead, City Staff request informal bids, and no bid opening was 18
held. The purchasing policy also stated that City Council Action was not required for this contract due the amount.
City Staff presented the project plans and specifications to three (3) firms that has recently worked with the City of Half Moon Bay. On January 13, 2022, City Staff provided the project plans and specifications to Golden Bay Construction, Andreini Brothers, and JJR Construction.
The due date for informal bids were February 3, 2022, by 5:00 PM. Prior to the due date, City Staff received three (3) informal bids, and has decided to proceed to contract with the lowest apparent bidder, Golden Bay Construction. The bids and project engineer’s estimate are summarized as follows:
Bidder Total
Engineer’s Estimate $55,000.00
Golden Bay Construction $59,746.75
Andreini Brothers $64,465.00
JJR Construction $74,000.00
DISCUSSION:
Construction work occurred towards the end of February 2022 throughout the middle of March 2022. Throughout construction, additional locations and quantities were added through a change order and was approved by all necessary City Staff. Overall, this project completed needed concrete sidewalk repairs at over 30 locations citywide, addressing safety and tripping hazards that could not be addressed without replacement. This project is now complete and has remained under the allocated budget for the project.
Staff recommends City Council to authorize the City Manager or his designee to file a Notice of Completion and release the retention funds thirty (30) days after recordation of the Notice of Completion.
ATTACHMENT:
Resolution approving final acceptance of the 2022 Sidewalk Replacement Project 19 Resolution No. C-2022-__
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF HALF MOON BAY AUTHORIZING THE CITY MANAGER OR HIS DESIGNEE TO FILE A NOTICE OF COMPLETION FOR THE 2022 SIDEWALK REPLACEMENT PROJECT AND RELEASE THE RETENTION FUNDS THIRTY (30) DAYS
AFTER RECORDATION OF THE NOTICE OF COMPLETION
WHEREAS, City Staff identified tripping hazards that need to be replaced within City Limits to allow safe and compliant ADA access of existing public sidewalks and estimated a project based on the most severe sidewalk conditions; and WHEREAS, considering the project estimate and the purchasing policy adopted on March 3, 2021, competitive bidding was not required and within the City Manager’s authority; and
WHEREAS, prior to the due date and time for informal bids of February 3, 2022, at 5:00 PM, City Staff received three (3) informal bids; and
WHEREAS, City Staff proceeded to contract with the lowest apparent bidder, Golden Bay Construction, for a contracted amount of $59,746.75 with $5,975.00 for contingencies, totaling an authorized amount of $65,721.75; and
WHEREAS, construction started at the end of February 2022 and all improvements were completed in March 2022 for a total amount of $64,119.25 completed needed concrete sidewalk repairs at over 30 locations Citywide; and
NOW, THEREFORE, BE IT RESOLVED THAT the City Council of the City of Half Moon Bay hereby authorizes the City Manager or his designee to accept the 2022 Sidewalk Replacement Project as complete and file a Notice of Completion, and authorizes staff to release the retention funds thirty (30) days after recordation of the Notice of Completion. ***************************************************************** I, the undersigned, hereby certify that the foregoing Resolution was duly passed and adopted on the 19th day of April 2022 by the City Council of Half Moon Bay by the following vote:
AYES, Councilmembers:
NOES, Councilmembers:
ABSENT, Councilmembers:
ABSTAIN, Councilmembers:
ATTEST: APPROVED:
___________________________ _____________________________ 20 Jessica Blair, City Clerk Debbie Ruddock, Mayor
21
BUSINESS OF THE COUNCIL OF THE CITY OF HALF MOON BAY
AGENDA REPORT
For meeting of: April 19, 2022
TO: Honorable Mayor and City Council
VIA: Bob Nisbet, City Manager
FROM: Lisa Lopez Rossi, Administrative Services Director John Doughty, Public Works Director
TITLE: JOB CLASSIFICATION AND SALARY SCHEDULE FOR MAINTENANCE ASSISTANT
POSITION
______________________________________________________________________________ RECOMMENDATION:
Adopt a resolution establishing the job classification and salary schedule for the Maintenance Assistant position.
FISCAL IMPACT:
The cost for this position is $90,600 annually. Funding was allocated during the Fiscal year 21- 22 mid-year budget adjustments done in March 2022.
STRATEGIC ELEMENT:
This action supports the Healthy Communities and Public Safety and Infrastructure and Environment elements of the Strategic Plan.
BACKGROUND/DISCUSSION:
Chapter 2.50 of the Half Moon Bay Municipal Code establishes the procedures for the City Manager, as Personnel Officer, to create and revise a position classification plan. Requests for the creation of a new class or reclassification of an existing class can be made by a department head to the Personnel Officer, or by the Personnel Officer. After review, the Personnel Officer submits the new job specification, class title and salary range to the City Council to be considered for addition to the Classification Plan. The new class is officially established upon adoption by the City Council.
At the onset of the pandemic, the City experienced financial uncertainty and along with other budgetary measures, froze the hiring of a vacant maintenance worker position.
However, over the past few years, there has been a significant increase in summertime weekend visitors to Half Moon Bay, which includes the local beaches. The result of this increase has been a significant increase in trash – both deposited in city-maintained cans as well as litter 22
accumulation. The City’s approach to dealing with this situation was to create a part-time Maintenance Assistant to assist with trash collection and weekend coverage.
The classification was a temporary position with the incumbent only working from May through October. This position focused on (Thursday, Friday, Saturday and Sunday) services to City beaches, parks and downtown during Spring/Summer seasons while also assuming a variety of additional tasks when needed.
After much consideration, the Public Works Department found that making this classification a full-time benefitted position would assist not only with the weekend workload but also current workload during the work week to provide maintenance staff the time during the week to address critical maintenance and capital repair of these and other facilities.
During the mid-year process, Council approved the reinstatement of the frozen vacant maintenance worker position as mentioned previously. After consideration of the above, staff is requesting the creation of the full-time Maintenance Assistant and would represent a costsavings as it will be filled in lieu of the Maintenance Worker position.
ATTACHMENT:
Resolution with Job Specification
23 Resolution No. C-2022-____
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF HALF MOON BAY AUTHORIZING THE
ESTABLISHMENT OF THE CLASSIFICATION AND SALARY SCHEDULE FOR MAINTENANCE ASSISTANT.
WHEREAS, Chapter 2.50 of the Half Moon Bay Municipal Code establishes a personnel system and procedures for the administration of personnel matters; and WHEREAS, said Chapter requires that the City Manager, as personnel officer, prepare and recommend to the City Council a position classification plan, class specifications, and revisions thereto; and
WHEREAS, said Chapter requires that personnel rules and policies be adopted by resolution of the City Council; and
WHEREAS, the proposed classification have been prepared and is attached as EXHIBIT A.
NOW, THEREFORE, BE IT RESOLVED THAT the Classification Plan is hereby created for the Maintenance Assistant classification; the City Council of Half Moon Bay approves the classification specifications attached hereto as Exhibit A and incorporated herein by this reference; and the salary schedule shall be established as follows:
Maintenance
Assistant
39-
130 4,037 4,239 4,451 4,674 4,908
***************************************************************** I, the undersigned, hereby certify that the foregoing resolution was duly passed and adopted on the 19th day of April, 2022 by the City Council of Half Moon Bay by the following vote:
AYES, Councilmembers:
NOES, Councilmembers:
ABSENT, Councilmembers:
ABSTAIN, Councilmembers:
ATTEST: APPROVED:
__________________________ _____________________________ Jessica Blair, City Clerk Debbie Ruddock, Mayor
24 Class Title: MAINTENANCE ASSISTANT
Status: Non-Exempt
Department: Public Works/ Maintenance
Reports To: Public Works Superintendent or designee
Employee Group: International Union of Operating Engineers Stationary, Local 39, AFL-CIO Adopted by City Council/Resolution Number:
Modified:
DEFINITION
Under the close to general direction, perform a variety of unskilled and semi-skilled tasks in the maintenance of City parks, facilities, and equipment.
SUPERVISION RECEIVED/EXERCISED
The Maintenance Assistant receives supervision from the Public Works Superintendent or designees. May receive direction from a Senior Maintenance Worker. When working weekend shifts, employee typically works without supervision.
DISTINGUISHING CHARACTERISTICS
IMPORTANT AND ESSENTIAL DUTIES
Essential responsibilities and duties may include, but are not limited to, the following:
1. Wash windows, clean restrooms, and replenish supplies.
2. Empty waste receptacles both outdoors and indoors (if needed).
3. Assist in maintaining landscaped areas including parks and paths, playgrounds, and city facilities such as various buildings used by the public.
4. Assist in mowing and watering, weeding and pruning, fertilizing and spraying.
5. Assist with sprinkler repairs, picking up litter and clearing debris.
6. May assist with concrete work, building maintenance and light repairs.
7. Work varying days of the week and weekends, with some flexibility with start and end times, depending on available supervision and assignments.
8. When working weekend shift, duties are generally confined to trash removal and standard maintenance tasks.
CITY OF HALF MOON BAY
Job Specification
25 9. Performs related duties and responsibilities as required.
KNOWLEDGE, SKILLS AND ABILITIES
Knowledge of:
• Basic techniques, tools and equipment used in park maintenance. • Basic methods and techniques of park maintenance.
• Basic customer service techniques.
• Basic safe work practices.
Ability to:
• Perform heavy physical labor in all weather conditions. • Understand, respond to and follow written and verbal instructions in English. • Write entries in work logs and report forms.
• Apply safe work practices including injury prevention. • Lift a minimum of 60 pounds.
• Operate a variety of maintenance tools and equipment in a safe and effective manner. • Establish and maintain effective working relationships with those contacted in the course of work.
• Work independently and use sound judgment when doing so.
EDUCATION AND EXPERIENCE
Sufficient education and experience to satisfactorily perform the duties of this classification are required. Any combination of experience and training that would likely provide the required knowledge and abilities would be qualifying.
PHYSICAL DEMANDS
Employees must be able to maintain physical condition necessary for sitting, walking, and standing for extended periods of time; some stooping, crawling, crouching, and climbing; maintain concentration and the capability to make sound decisions; maintain effective audio/visual discrimination and perception to the degree necessary for the successful completion of assigned duties.
WORKING CONDITIONS
Employees work outdoor; travel from site to site; exposure to noise, dust, grease, smoke, fumes, gases, traffic, and inclement weather conditions.
LICENSES, CERTIFICATES AND REGISTRATIONS
Possession a valid California Class “C” Driver's License and satisfactory driving record. 26
USINESS OF THE COUNCIL OF THE CITY OF HALF MOON BAY
AGENDA REPORT
For meeting of: April 19, 2021
TO: Honorable Mayor and City Council
VIA: Bob Nisbet, City Manager
FROM: John Doughty, Public Works Director
Maz Bozorginia, City Engineer
TITLE: FINAL ACCEPTANCE OF THE HIGHWAY 1 SAFETY AND OPERATIONAL IMPROVEMENTS PROJECT (CIP PROJECT NO. 523)
______________________________________________________________________________ RECOMMENDATION:
By resolution, authorize the City Manager or his designee to file a Notice of Completion for the Highway 1 Safety and Operational Improvements - South Project (Project) and release the Project Retention Funds and Project Performance Bond and Labor and Materials Bond thirty (30) days after recordation of the Notice of Completion.
FISCAL IMPACT:
The City Council approved construction contract award was $3,586,000 with an additional $235,000 in contingency funding for a total of $3,821,000. The total cost of the construction was $3,721,478.94. The total construction contract expenditure was less than total budgeted and there are sufficient funds in the Capital Budget under CIP Project No. 523 to cover the cost of the project. Per the prior agreements, San Mateo County Transportation Authority is reimbursing the City for a total of $3,640,000 for the construction costs.
STRATEGIC ELEMENT:
This action supports the Infrastructure and Environment, Healthy Communities and Public Safety Elements of the adopted Strategic Plan.
BACKGROUND:
On July 21, 2022, by Resolution C-2020-75, the City Council awarded a construction contract to Redgwick Construction of Newark, California, in the amount of $3,586,000 for Highway 1 Safety and Operational Improvements - South Project. The resolution also allocated $185,000 for contingency costs.
On December 7, 2021, the City Council adopted Resolution C-2021-03 which authorized an additional $50,000 contingency funding for the Project to complete remaining punch list items and Seymour Street repairs.
27
The Project consisted of improvements for a new signalized intersection at South Main Street/Higgins Canyon Rd and Highway 1, safe crossings for pedestrian and bicyclists to connect with Naomi Patridge Trail as well as extensive drought-tolerant landscaping and two curved concrete entry structures to welcome residents and visitors.
Per prior funding agreements between the City and San Mateo County Transportation Authority (SMCTA), the City is being reimbursed by SMCTA for the construction cost of the project in the amount of $3,640,000.
The Contractor has completed the work to the satisfaction of the City Engineer for a total construction cost of $3,721,478.94 and has provided a one-year maintenance bond.
DISCUSSION:
This project is complete. The one-year maintenance bond is adequate to ensure the work products perform as expected.
Staff recommends City Council authorize the City Manager or his designee to file a Notice of Completion and release the Project Retention Funds and the Performance and Labor and Materials Bonds thirty (30) days after recordation of the Notice of Completion.
ATTACHMENT:
Resolution approving final acceptance of the Highway 1 Safety and Operational Improvements - South Project
28 Resolution No. C-2022-
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF HALF MOON BAY AUTHORIZING THE CITY MANAGER OR HIS DESIGNEE TO FILE A NOTICE OF COMPLETION FOR THE HIGHWAY 1
SAFETY AND OPERATIONAL IMPROVEMENTS - SOUTH PROJECT (PROJECT), AND RELEASE THE
PROJECT RETENTION FUNDS AND PROJECT PERFORMANCE AND LABOR AND MATERIALS BONDS THIRTY (30) DAYS AFTER RECORDATION OF THE NOTICE OF COMPLETION WHEREAS, on July 21, 2022, the City Council adopted Resolution C-2020-75 to award a construction contract for CIP No. 523, the “Highway 1 Safety and Operational Improvements - South” (Project) to Redgwick Construction Inc. of Newark, California, in the amount of $3,586,000; and
WHEREAS, Resolution C-2020-75 also authorized contingency funding in the amount of $185,000, equal to 5% of the contract award for the Project; and WHEREAS, on December 7, 2021, the City Council adopted Resolution C-2021-03 which authorized an additional $50,000 contingency funding for the Project to complete remaining punchlist items and Seymour Street repairs; and
WHEREAS, the Contractor has completed all improvements in compliance with the contract documents for a total amount of $3,721,478.94; and WHEREAS, per prior funding agreements between the City and San Mateo County Transportation Authority (SMCTA), the City is being reimbursed by SMCTA for the construction cost of the project in the amount of $3,640,000; and
WHEREAS, the Contractor has provided a one-year maintenance bond.
NOW, THEREFORE, BE IT RESOLVED THAT the City Council of the City of Half Moon Bay hereby authorizes the City Manager or his designee to accept the Highway 1 Safety and Operational Improvements – South Project as complete and file a Notice of Completion, and also authorizes staff to release the Project retention funds and the Performance and Labor and Material Bonds thirty (30) days after recordation of the Notice of Completion. ***************************************************************** I, the undersigned, hereby certify that the foregoing Resolution was duly passed and adopted on the 19th day of April 2022 by the City Council of Half Moon Bay by the following vote:
AYES, Councilmembers:
NOES, Councilmembers:
ABSENT, Councilmembers:
ABSTAIN, Councilmembers:
ATTEST: APPROVED:
29 ___________________________ _____________________________ Jessica Blair, City Clerk Debbie Ruddock, Mayor
30
BUSINESS OF THE COUNCIL OF THE CITY OF HALF MOON BAY
AGENDA REPORT
For meeting of: April 19, 2022
TO: Honorable Mayor and City Council
VIA: Bob Nisbet, City Manager
FROM: John Doughty, Public Works Director
Jennifer Chong, Public Works Program Manager
Todd Seeley, Public Works Superintendent
TITLE: DOWNTOWN STREET CAN REPLACEMENT PROJECT (CIP #1010) ______________________________________________________________________________ RECOMMENDATION:
Adopt a resolution directing staff to:
1) Proceed with the purchase of approximately 50 Big Belly waste receptacles and install them in accordance with Phase 1 of the new downtown solid waste management plan; and
2) Remove, recycle, and/or repurpose existing street cans in the downtown area.
FISCAL IMPACT:
As part of the mid-year budget, the City Council approved the transfer of $120k from other Capital Improvement Projects to fund this new project. If approved, staff will use these funds to implement Phase 1 of the project.
STRATEGIC ELEMENT:
This action supports the Infrastructure and Environment, Healthy Communities and Public Safety, Fiscal Sustainability, and Inclusive Governance Elements of the Strategic Plan.
BACKGROUND:
Over the past few years, staff have piloted several waste solutions throughout the city. In December 2017, the City entered a lease agreement with Big Belly for four (4) high-capacity, dual-stream compacting waste stations as part of a pilot program at Poplar Beach. By summer 2020, it was clear that the Big Belly system was not the best solution for Poplar Beach and staff relocated the units to other high-traffic areas including Mac Dutra Plaza, the Half Moon Bay Library, the Half Moon Bay Skate Park, and Carter Park. The Big Belly units have been wellreceived and effective in these new locations.
In response to requests from the community and the Coastside Recovery Initiative (CRI) to improve the streetscape in the downtown area, staff convened a multi-organizational, cross31
department working group in May 2021 focused on street cans. This working group consisted of representatives from the City Manager’s Office, Public Works Department, Downtown Business Association, Chamber of Commerce, and Republic Services.
The working group met almost monthly with the goal of finding a cost-effective, functional, and aesthetically pleasing waste container to use in the downtown area. When attempts to find a desirable container on the market were unsuccessful, Republic Services offered to design and fabricate a prototype station for the City. Unfortunately, the prototype was far more difficult to design and costly to fabricate than original anticipated, leading the group to reconsider the effort.
In October 2021, staff notified Big Belly that the City did not intend on extending its contract due to the high, ongoing cost of the lease. Staff expressed interest in purchasing the units outright but were told that Big Belly was not set-up to offer purchases at that time.
In January 2022, Big Belly notified staff that they were piloting a new business model that allowed customers to customize and purchase Big Belly units for approximately $2,000 per unit.
Staff drafted a proposal for the purchase and installation of 2- and 3-stream Big Belly units strategically placed throughout the downtown and brought it to the working group, Downtown Business Association, and Architectural Advisory Committee for feedback. All groups expressed support for the project to move forward.
DISCUSSION:
The City of Half Moon Bay strives to create a clean, welcoming, and vibrant downtown that welcomes locals and visitors alike. A functional solid waste management plan is critical to achieving this goal. Currently, the City’s waste management plan consists of mismatched street cans and carts that reflect the many waste solutions that have been piloted over the last five years. Previous attempts to create a uniform waste system were delayed due to many factors including cost and the lack of a desirable street can option readily available on the market.
Big Belly’s new business model that allows the purchase of their products is far more costeffective for the City and their unit pricing is competitive with waste receptacles currently available on the market, despite recent impacts to the global supply chain. Big Belly units have also been positively received in the downtown area, which will help make the transition to the use of these containers exclusively in the downtown area easier.
Phase 1 of the project includes the removal of all existing street cans in the downtown area in exchange for strategically placed 2- and 3-stream Big Belly waste stations on street corners.
Phase 1 includes the installation of 39 Big Belly stations (see Attachment 2). Staff will closely monitor the roll out of the new waste management plan and will use surplus waste stations to address new “hot spots” areas and replace units as they break. Staff is not recommending a 1- for-1 replacement as many of the existing stations impede ADA accessibility on the sidewalks and the new stations will have a larger footprint due to its multi-stream configuration, which will support the City’s ongoing efforts to comply with new state mandate, SB 1383. 32
Staff is also recommending that the City purchase standard capacity (SC) Big Belly units, instead of the high capacity (HC) compacting stations. HC stations are significantly more expensive than SC stations and require an ongoing subscription to Big Belly’s cloud-based software, SMART, to function properly. SC stations will look nearly identical to the existing HC Big Belly units deployed throughout the city, except the solar panels on top of the stations will be replaced with a solid plate. The SC stations will still include a foot pedal and color-coded hopper and will feature customized decals that highlight waste items commonly generated in the downtown area on the front panel. Finally, the interior lift bins inside the units have been tested for compatibility with Republic Service collection vehicles and Republic has agreed to service the new Big Belly units as part of their current Franchise Agreement at no additional cost to the City.
ATTACHMENTS:
1. Resolution
2. Phase 1 Map – Proposed Locations
33 Resolution No. C-2022-__
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF HALF MOON BAY AUTHORIZING THE
CITY MANAGER OR HIS DESIGNEE TO EXECUTE A PURCHASE ORDER WITH BIG BELLY FOR THE DOWNTOWN STREET CAN REPLACEMENT PROJECT (#1010) AND COMMENCE INSTALLATION
UPON DELIVERY
WHEREAS, the City desires to provide a clean and vibrant downtown to attract locals and visitors; and
WHEREAS, a functional waste management plan is essential to a clean and vibrant downtown; and
WHEREAS, the current downtown waste management plan utilizes several street can designs at inconsistent location; and
WHEREAS, the City would like to implement a new waste management plan that standardizes both the type and location of solid waste receptacles in the downtown area; and WHEREAS, staff has pilot Big Belly waste containers at multiple locations throughout the City and have found it to be effective and well-received in the downtown area; and WHEREAS, Big Belly offers a unique combinations of functionality and aesthetics with its fully enclosed unit, foot pedal, color-coded hoppers, interior lift bin and customization options that are not available from any other company; and
WHEREAS, the price per Big Belly unit is competitive with other potential replacement currently available on the market;
NOW, THEREFORE, BE IT RESOLVED THAT the City Council of the City of Half Moon Bay hereby authorizes the City Manager or his designee to proceed with Phase 1 of the Downtown Street Can Replacement Project, which includes the purchase and installation of new, Big Belly waste containers and the implementation of a new downtown waste management plan. ***************************************************************** I, the undersigned, hereby certify that the foregoing Resolution was duly passed and adopted on the 19th day of April 2022 by the City Council of Half Moon Bay by the following vote:
AYES, Councilmembers:
NOES, Councilmembers:
ABSENT, Councilmembers:
ABSTAIN, Councilmembers:
ATTEST: APPROVED:
34 ___________________________ _____________________________ Jessica Blair, City Clerk Debbie Ruddock, Mayor
35 ATTACHMENT 2
Phase 1 Map – Proposed Locations
36 BUSINESS OF THE CITY COUNCIL OF THE CITY OF HALF MOON BAY
AGENDA REPORT
For meeting of: April 19, 2022
TO: Honorable Mayor and Council Members
VIA: Bob Nisbet, City Manager
FROM: John Doughty, Public Works Director
Maz Bozorginia, City Engineer
TITLE: EASEMENTS FOR COASTSIDE COUNTY WATER DISTRICT WATER MAIN
CONSTRUCTION UNDER PILARCITOS CREEK AT OAK AVENUE PARK
______________________________________________________________________________
RECOMMENDATION
The City Council by resolution:
1) Authorize the City Engineer to complete his review of the plat and legal description for permanent and temporary easements; and
2) Authorize the City Attorney to review and approve as to form the permanent and temporary easements; and
3) Authorize the City Manager to execute permanent and temporary easements based upon review and approval of the City Engineer and City Attorney and accept payment from Coastside County Water District (CCWD) for the approved appraised value of the easements.
FISCAL IMPACT:
The Water Main Project is being undertaken by CCWD and is being funded by their Capital Improvement Program. The City will be paid appraised value for the permanent and temporary easements necessary to complete and maintain the water main. The City has received an appraisal indicating the value of easements at $61,000. The City will be reviewing the appraisal along with final easement documents provided by CCWD.
STRATEGIC ELEMENT:
This action supports the Infrastructure and Environment and Healthy Communities and Public Safety Elements of the Strategic Plan.
BACKGROUND:
The CCWD is proposing to replace a section of an aging, approximately 75-year-old, 8-inch diameter water line under Pilarcitos Creek with a new 8-inch water line. No increase in capacity is proposed. The old water line will be abandoned in place. The approximately 450-foot-long replacement pipeline would be installed primarily using horizontal directional drilling (HDD). The 37 north end of the proposed creek crossing is in the paved parking lot behind Safeway, in the Strawflower Village shopping center. The south end of the proposed crossing is in Oak Avenue Park along the north side of Oak Avenue. Limited open trenching will be used at either end to connect the new line to the water system. Staging areas will be in the asphalt parking lot behind the shopping center, on portions of the maintained lawn of Oak Avenue Park and Pilarcitos Avenue to the south. All surface disturbance will be limited to developed areas. The new pipe would be installed with a 20-ft minimum depth of cover below the creek bed.
The project is necessary because the existing water main has reached its predicted useful lifespan. It is one of only two water mains supplying water to the area south of Pilarcitos Creek, including downtown. If this water main were to fail, approximately 40 percent of the City would be without water. Furthermore, depending on the location of the failure, an emergency repair could cause substantially more environmental damage if it required trenching within Pilarcitos Creek and associated riparian areas.
CCWD indicates that construction of the proposed project will require approximately two months. Work would be conducted between the hours of 7 a.m. and 6 p.m. Monday through Friday, 8 a.m. to 6 p.m. on Saturdays, and 10 a.m. to 6 p.m. on Sundays and holidays unless otherwise approved in writing by the City of Half Moon Bay Director of Public Works/City Engineer. Equipment used during construction will include an excavator, drill rig, front loader, mud mixing plant, and separation plant as well as vehicles necessary for transportation of equipment and employees. The project will require temporary closure of some parking along the Oak Avenue and the Park. CCWD will be required to provide notice to neighbors in the vicinity and to address any noise issues or other complaints.
The project consists of replacement of an aging water main. The replacement is equal size as the existing main and will not increase system capacity. Similar projects are frequently exempt from Coastal Development Permit requirements. However, due to proximity to Pilarcitos Creek and associated riparian vegetation, which are classified as an environmentally sensitive habitat area (ESHA), the project was deemed to be subject to coastal development permit (CDP) approval by the City of Half Moon Bay (City). Under the California Environmental Quality Act (CEQA), the Coastside County Water District (CCWD) is the Lead Agency responsible for environmental review. Pursuant to CEQA requirements, CCWD prepared an Initial Study / Mitigated Negative Declaration (IS/MND). The IS/MND was submitted to the State Clearinghouse, where it was circulated to agencies and interested parties for comment. On November 9, 2021 the CCWD Board of Directors adopted the IS/MND.
On December 14, 2021, the Planning Commission issued a Coastal Development Permit (CDP) for the project. The CDP was not appealed and is now effective.
The CCWD Board of Directors awarded a construction contract for the project on April 12, 2022 to Golden Bay Construction.
38 DISCUSSION:
The City has worked closely with CCWD throughout the design and permitting process. Public Works staff has reviewed the construction design and will continue to work with the District and their contractor to protect Oak Avenue Park, Oak Avenue and the area residents. The project is subject to CDP Conditions of approval, mitigation measures and encroachment permitting from the City which are intended to protect all parties.
The proposed water main will extend from the rear parking lot of the Safeway Grocery Store, easterly under Pilarcitos Creek to Oak Avenue. The water main will be located a minimum 20- feet below the creek bed of Pilarcitos Creek. The City of Half Moon Bay owns the property located between Safeway and Oak Avenue.
In order for CCWD to construct the water line two distinct easements are required. First, a temporary easement is needed to allow the temporary construction of a receiving pit for the contractor. The project involves a “jack and bore” operation with primary staging and work being conducted in Safeway parking lot. Secondly, CCWD is requesting to acquire a permanent easement from the City to allow the placement, operation and maintenance of the water line within City-owned property within Oak Avenue Park and the abutting lands to the north (between Oak Park and Safeway). The easement also alerts others to the presence of public utilities should future development occur in the area of Oak Avenue Park.
CCWD is in the process of finalizing the plats and legal descriptions for both temporary and permanent easements. Construction commencement is dependent upon these easements and staff is recommending that the City Council approve the resolution authorizing staff to approve the final easements and ultimately authorizing the City Manager to execute the easements.
ATTACHMENTS:
1. Resolution
2. Offer Letter from CCWD
3. Appraisal
39 Resolution No. C-2022-__
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF HALF MOON BAY AUTHORIZING THE
CITY MANAGER OR HIS DESIGNEE TO EXECUTE TEMPORARY AND PERMANENT EASEMENTS
AND ACCEPT PAYMENT FOR SUCH EASEMENTS FOR THE COASTSIDE COUNTY WATER
DISTRICT WATER MAIN PROJECT AT AND ADJACENT TO OAK PARK WHEREAS, Coastside County Water District (CCWD) is proposing to replace an aging water line to serve residents of Half Moon Bay; and
WHEREAS, CCWD has designed and received Coastal Development Permit approval to construct a 450 foot replacement water line between Safeway Market and Oak Avenue; and WHEREAS, the water line will be located within lands owned by the City; and WHEREAS, temporary and permanent construction easements are needed from the City to commence work and maintain the water line;
WHEREAS, CCWD is finalizing the easement documents including plats and legal descriptions for final review by the City.
NOW, THEREFORE, BE IT RESOLVED THAT the City Council of the City of Half Moon Bay hereby:
1) Authorizes the City Engineer to complete his review of the plat and legal description for permanent and temporary easements; 2) Authorizes the City Attorney to review and approve as to form the permanent and temporary easements; and 3) Authorizesthe City Manager to execute permanent and temporary easements based upon review and approval of the City Engineer and City Attorney and accept payment from CCWD for the approved appraised value of the easements.
***************************************************************** I, the undersigned, hereby certify that the foregoing Resolution was duly passed and adopted on the 19th day of April 2022 by the City Council of Half Moon Bay by the following vote:
AYES, Councilmembers:
NOES, Councilmembers:
ABSENT, Councilmembers:
ABSTAIN, Councilmembers:
ATTEST: APPROVED:
___________________________ _____________________________ Jessica Blair, City Clerk Debbie Ruddock, Mayor
40 41
42 1 18309708.3
AGREEMENT FOR ACQUISITION OF PERMANENT AND TEMPORARY CONSTRUCTION
EASEMENTS AND JOINT ESCROW INSTRUCTIONS
THIS AGREEMENT ("Agreement") is entered into this ____ day of_______________________, 2022, by and between the COASTSIDE COUNTY WATER DISTRICT, a county water district ("Buyer"), and the CITY OF HALF MOON BAY, a municipal corporation ("Seller"), for the acquisition by Buyer of a permanent easement ("PE") for water pipelines and related water system facilities, and a temporary construction easement or other temporary property use right ("TCE") as described herein. The Buyer desires the PE and TCE for water distribution purposes as part of its underground pipeline replacement project ("Project").
IT IS HEREBY MUTUALLY AGREED BETWEEN THE PARTIES AS FOLLOWS:
1. AGREEMENT TO SELL AND PURCHASE. Seller is the current owner of property located in the City of Half Moon Bay, San Mateo County, California, described in Attachment 1 ("Property"). Seller agrees to sell to Buyer, and Buyer agrees to purchase from Seller, upon the terms and for the consideration set forth herein, the PE and TCE (as described and depicted in Attachment 2 and Attachment 3). The PE and TCE are collectively referred to as the "Easements" and the areas affected are collectively referred to as the "Easement Area."
2. PURCHASE PRICE. The total purchase price, payable in cash through escrow, shall be the sum of
SIXTY-ONE THOUSAND DOLLARS
($61,000.00)
The purchase price reflects the fair market value of the Easements without any reduction in value due to the presence of hazardous materials (as defined in Section 14) if any.
3. CONVEYANCE OF EASEMENTS. Seller agrees to convey to Buyer the PE and TCE by Easement Deeds in substantially the same forms as attached to this Agreement as Attachment 2 and Attachment 3 ("Grant Documents").
4. ESCROW. Buyer may elect to open an escrow in accordance with this Agreement at an escrow company of Buyer's choice. This Agreement constitutes the joint escrow instructions of Buyer and Seller, and Escrow Agent to whom these instructions are delivered is hereby empowered to act under this Agreement. The parties agree to perform all acts reasonably necessary to close this escrow in the shortest possible time.
43 2 18309708.3
Seller shall execute and deliver the Grant Documents to Escrow Agent concurrently with this Agreement. After opening of escrow, Buyer will deposit executed Certificates of Acceptance with Escrow Agent. Buyer agrees to deposit the purchase price upon demand of Escrow Agent. Buyer and Seller agree to deposit with Escrow Agent any additional instruments as may be reasonably necessary to complete this transaction.
All funds received in this escrow shall be deposited with other escrow funds in a general escrow account(s) and may be transferred to any other such escrow trust account in any State or National Bank doing business in the State of California. All disbursements shall be made by check from such account.
5. CLOSE OF ESCROW. Escrow Agent is authorized to and shall disburse funds and deliver the Grant Documents when conditions of this escrow have been fulfilled by Buyer and Seller. The term "close of escrow" means the date necessary instruments of conveyance are recorded in the office of the County Recorder. Recordation of instruments delivered through this escrow is authorized if necessary or proper in the issuance of said policy of title insurance.
All time limits within which any matter herein specified is to be performed may be extended by mutual agreement of the parties hereto. Any amendment of, or supplement to, any instructions must be in writing.
TIME IS OF THE ESSENCE IN THESE INSTRUCTIONS AND ESCROW IS TO CLOSE AS SOON AS POSSIBLE.
6. ESCROW FEES, CHARGES AND COSTS. Buyer agrees to pay all Buyer's and Seller's usual fees, charges, and costs which arise in this escrow.
7. POSSESSION AND USE. It is the intent of this Agreement to consummate the escrow.
Buyer requires immediate possession of the Easement Area to construct the proposed Project.
One of the purposes of this Agreement is to allow Buyer to proceed with the construction of the Project without delay.
In consideration of the sum to be paid to Seller and any other consideration set forth herein, Seller, effective _________________________, 2022, hereby grants to Buyer, its contractors, agents and all others deemed necessary by Buyer, the irrevocable and non-exclusive right to possession and use of the Easement Area including, but not limited to, the right to install, construct, reconstruct, remove, replace, repair, maintain and use a pipeline for the conveyance of water, together with valves, braces, vaults, utility boxes and other appurtenances, together with ingress and egress onto, over and across the Easement Area. 44 3 18309708.3
Such right of possession and use includes the right to excavate and refill ditches and/or trenches for the location or relocation of the pipeline and appurtenances, and the right to remove trees, bushes, undergrowth and other obstructions interfering with the construction, maintenance, repair, replacement and/or use of the pipeline and facilities, and the further right to mark the location of the Easement Area and the facilities within it by suitable markers set in the ground, provided that such markers shall be placed in locations which will not interfere with Seller's rights reserved hereunder.
In consideration for this irrevocable grant of possession and use, concurrently with the opening of escrow, Buyer will deposit in escrow the full cash portion of the Purchase Price. Buyer's right to possession of the Easement Area shall be conditioned upon and shall commence on the date said sum is paid into escrow.
Upon taking possession, Buyer shall be solely responsible for its use of the Easement Area and shall defend, indemnity and hold Seller harmless from and against any and all claims arising out of or related to Buyer’s possession and use thereof. If Buyer does not complete the purchase of the Easement Area and this Agreement is terminated or canceled for any reason except Seller's default, Buyer shall, at Buyer's sole cost and expense, completely restore the Easement Area to its condition as existed immediately prior to Buyer taking possession under this Section 7.
8. FULL AND COMPLETE SETTLEMENT. Seller hereby acknowledges that the compensation paid to Seller through this Agreement constitutes the full and complete settlement of any and all claims against Buyer, by reason of Buyer's acquisition of the Easements, specifically including, but not limited to, any and all damage to Seller's remainder property by reason of the acquisition of the Easements or the installation of the Project in the manner proposed, the value of improvements pertaining to the realty, leasehold improvements, any and all claims of rental or leasehold value and loss of business goodwill (excluding relocation benefits, if any), and any and all claims in inverse condemnation and for pre-condemnation damages, and any and all other claims that Seller may have, whether or not specifically mentioned here, relating directly or indirectly to the acquisition by Buyer of the Easements.
9. RELEASE. Seller hereby releases and forever discharges Buyer and Buyer’s directors, employees, and representatives from any and all causes of action, actions, judgments, liens, indebtedness, obligations, losses, claims, damages, liabilities and demands of any kind whatsoever, including without limitation any claim in inverse condemnation, any claim of severance damages, loss of goodwill, compensation of any kind for the taking or acquisition of the interest in the Property hereunder and any claim pertaining to construction-related dust, noise, traffic and related construction activity and lost rentals, lost income and/or lost profits or other monetary damage associated with construction of any improvements and/or arising out of the acquisition from Seller of the interests acquired herein, whether known or unknown, disclosed or undisclosed, anticipated or unanticipated, which are existing as of the date of this contract. In 45 4 18309708.3
connection with the foregoing releases, Seller acknowledges that it is familiar with and hereby waives the protections of Section 1542 of the California Civil Code, which reads:
“A general release does not extend to claims that the creditor or releasing party does not know or suspect to exist in his or her favor at the time of executing the release and that, which if known by him or her, would have materially affected his or her settlement with the debtor or released party.” This release shall survive the termination of this Contract unless caused by Buyer's material breach of its provisions.
10. TERM OF TCE. The right to use the TCE shall continue in effect for a period of six (6) months from the date of the written notice from Buyer to Seller pertaining to commencement of construction activity including but not limited staking, staging and other activities required by the contractor to initiate construction. All efforts shall be made to complete the described work within the prescribed period of time; however, extraordinary or unpredictable circumstances may occur which may require additional time to complete the work (i.e., rain, labor dispute, shortage of materials, etc.). It is agreed that should the actual use extend beyond the time period delineated above, the term of the TCE may be extended beyond the initial 6-month period at the option of the Buyer, and Buyer agrees to pay $3,000 per month, prorated to the actual date of Buyer's termination of use.
The Buyer will pay the total amount owed to Seller for the extended term of the TCE, as applicable, in one lump sum payment at the end of the extended term.
11. DISCLOSURE. In the event Seller plans to sell, lease, or rent the Property prior to the completion of the Project as described in this Agreement, Seller shall inform, in writing, the Buyer.
12. PROPERTY CONDITION. Seller agrees that no improvements or use, other than those already on and in the Easement Area shall be placed or permitted thereon; and the planting of any crops, trees, or shrubs, or alterations, repairs, or additions to existing improvements within the Easement Area, which may hereafter be placed thereon or therein, are at Seller's risk and without expectation of payment if removed by Buyer or Buyer's agent.
13. EMINENT DOMAIN. Buyer requires the Easements for a public use for which Buyer could acquire the Easements through the exercise of Buyer's power of eminent domain. Seller and Buyer acknowledge that this transaction is a negotiated settlement in lieu of condemnation. Seller acknowledges that the sums received from Buyer under this Agreement constitute full payment of just compensation in eminent domain. Seller acknowledges that the amounts paid under this Agreement constitute the total amount due Seller, and that no further payments are due, owing or 46 5 18309708.3
payable.
14. WARRANTIES, REPRESENTATIONS. AND COVENANTS OF SELLER. Seller hereby warrants, represents, and/or covenants to Buyer that:
a. To the best of Seller's knowledge, there are no actions, suits, material claims, legal proceedings, or any other proceedings affecting the Property or any portion thereof, at law, or in equity before any court or governmental agency, domestic or foreign. b. To the best of Seller's knowledge, there are no encroachments onto the Easements by improvements on any adjoining property.
c. Prior to the closing, Seller shall not do anything which would impair Seller's title to any of the Property.
d. To the best of Seller's knowledge, neither the execution of this Agreement nor the performance of the obligations herein will conflict with, or breach any of the provisions of any bond, note, evidence of indebtedness, contract, lease, or other agreement or instrument to which the Property may be bound.
e. Until the closing, Seller shall, upon learning of any fact or condition which would cause any of the warranties and representations in this Section 14 not to be true as of closing, immediately give written notice of such fact or condition to Buyer. f. Seller, at the time of execution of this Agreement, is in legal possession of the Property in fee simple absolute and is the lawful owner of and has good, indefeasible title to the Property. g. HAZARDOUS WASTE. Neither Seller nor, to the best of Seller's knowledge, any previous owner, tenant, occupant, or user of the Property used, generated, released, discharged, stored, or disposed of any hazardous waste, toxic substances, or related materials ("Hazardous Materials") on, under, in, or about the Property, or transported any Hazardous Materials to or from the Property. Seller shall not cause or permit the presence, use, generation, release, discharge, storage, or disposal of any Hazardous Materials on, under, in, or about, or the transportation of any Hazardous Materials to or from, the Property. If Buyer incurs any costs or losses (including fines, penalties, or attorneys' fees) associated with the presence of Hazardous Materials found on the Easements, Buyer may elect to recover such costs or losses from those parties who caused or contributed to the contamination or any other patty who is legally responsible for such costs or losses. In addition, the parties specifically agree to the following:
1) Definitions.
a) Hazardous Materials. "Hazardous Materials" means any chemical, compound, material, mixture, or substance that is now or may in the future be regulated by any Environmental Laws or identified as a deleterious substance under such 47 6 18309708.3
Environmental Laws, including any naturally occurring substances such as radon or asbestos.
b) Environmental Laws. "Environmental Laws" means all present and future federal, state and local laws (whether under common law, statutes, ordinances, regulations, rules, administrative rules and policies, guidance, judicial and administrative orders and decrees, or otherwise), and all other requirements of governmental authorities relating to the protection of human health or the environment.
15. COUNTERPARTS. This Agreement may be executed in counterparts, each of which so executed shall, irrespective of the date of its execution and delivery, be deemed an original, and all such counterparts together shall constitute one and the same instrument.
16. JURISDICTION AND VENUE. This Agreement shall be governed by and constructed in accordance with the laws of the State of California. The parties consent to the jurisdiction of the California Courts with venue in San Mateo County.
17. ASSIGNMENT. The terms and conditions, covenants, and agreements set forth herein shall apply to and bind the heirs, executors, administrators, assigns and successors of the parties hereto.
18. COOPERATION. Each party agrees to cooperate with the other in the closing of this transaction and, in that regard, to sign any and all documents which may be reasonably necessary, helpful, or appropriate to carry out the purposes and intent of this Agreement including, but not limited to, releases or additional agreements.
19. ENTIRE AGREEMENT, WAIVER AND MODIFICATION. This Agreement is the entire Agreement between the parties with respect to the subject matter of this Agreement. It supersedes all prior agreements and understandings, whether oral or written, between the parties with respect to the matters contained in this Agreement. Any waiver, modification, consent or acquiescence with respect to any provision of this Agreement shall be set forth in writing and duly executed by or on behalf of the party to be bound thereby. No waiver by any party of any breach hereunder shall be deemed a waiver of any other or subsequent breach. 48 7 18309708.3
IN WITNESS WHEREOF, the parties hereto have executed this Agreement the day and year set forth below.
MAILING ADDRESS OF SELLER CITY OF HALF MOON BAY
By:
Name:
Title:
Date:
MAILING ADDRESS OF BUYER
Coastside County Water District COASTSIDE COUNTY WATER DISTRICT 766 Main Street By:
Half Moon Bay, CA 94019 Name: Mary Rogren
Attn: General Manager Title: General Manager
Date:
49 18358684.1
ATTACHMENT 1
Property Legal Description
PARCEL I: BEGINNING AT THE POINT OF INTERSECTION OF THE CENTER LINE OF PILARCITOS
CREEK WITH THE WESTERLY LINE OF THAT CERTAIN RIGHT OF WAY AND EASEMENT,
DESCRIBED IN THE DEED OF EASEMENT TO THE COASTSIDE COUNTY WATER DISTRICT, RECORDED AUGUST 1, 1963 IN BOOK 4515 OF OFFICIAL RECORDS OF SAN MATEO COUNTY, AT PAGE 644 (22577-W), SAID CENTER LINE OF PILARCITOS CREEK ALSO BEING THE GENERAL SOUTHWESTERLY LINE OF THE LANDS DESCRIBED IN THE DEED TO RAYMOND T. WHITNEY, ET AL, RECORDED MAY 24, 1962 IN BOOK 4214 OF OFFICIAL RECORDS OF SAN MATEO COUNTY, AT PAGE 600 (74612-U); THENCE FROM SAID POINT OF BEGINNING ALONG SAID CENTER LINE OF PILARCITOS CREEK THE FOLLOWING COURSES AND DISTANCES NORTH 34° 46’ 16” WEST
41.05 FEET; NORTH 14° 31’ WEST 68 FEET; NORTH 18° 15’ WEST 52 FEET, NORTH 57° 37’ WEST 87 FEET, SOUTH 64° 28’ WEST 71 FEET. COUTH 27° 56’ WEST 82 FEET, SOUTH 36° 00’ WEST 137.54 FEET, NORTH 54° 00’ WEST 30.70 FEET, NORTH 23° 53’ WEST 109.50 FEET, NORTH 59° 23’ WEST 111.50 FEET, AND NORTH 73° 21’ 45” WEST 197.90 FEET TO THE MOST WESTERLY CORNER OF SAID LANDS OF RAYMOND T. WHITNEY (74612-U); THENCE LEAVING SAID CENTER LINE AND ALONG THE NORTHWESTERLY LINE IF SAID LANDS OF RAYMOND T. WHITNEY, NORTH 40° 33’ 42” EAST TO THE MOST WESTERLY CORNER OF THE LANDS DESCRIBED IN PARCEL ONE OF THE DEED FROM SEVEN ACRES CO., A LIMITED PARTNERSHIP TO STRAWFLOWER ASSOCIATES, A GENERAL PARTNERSHIP, RECORDED MARCH 15, 1974 IN BOOK 6571 OF OFFICIAL RECORDS OF SAN MATEO COUNTY, AT PAGE 387 (24147-AH);
THENCE ALONG THE GENERAL SOUTHERLY LINE OF THE LAST MENTIONED PARCEL ONE, SOUTH 80° 26’ 08” EAST 300.97 FEET AND NORTH 68° 45’ EAST 232.58 FEET TO THE
SOUTHWESTERLY LINE OF SAID RIGHT OF WAY AND EASEMENT, GRANTED TO THE COASTSIDE COUNTY WATER DISTRICT, (22577-W) FIRST ABOVE MENTIONED; THENCE ALONG SAID SOUTHWESTERLY AND WESTERLY LINE OF SAID RIGHT OF WAY, SOUTH 49° 26’ 18” EAST 105.31 FEET; SOUTHERLY LONG THE ARC OF TANGENT CURVE TO THE RIGHT, WITH RADIUS OF 75.00 FEET, THROUGH A CENTRAL ANGLE 40° 26’ 18”, AN ARC DISTANCE OF 52.94 FEET AND TANGENT TO THE PRECEDING CURVE SOUTH 9° 00’ EAST 163.37 FEET TO THE POINT OF BEGINNING.
EXCEPTING THERE FROM ALL THAT PORTION THEREOF DESCRIBED IN THE DEED DATED FEBRUARY 19, 1992, FROM THE CITY OF HALF MOON BAY TO THERESA M. HIPPELI S TRUSTEE UNDER THE HIPPELI FAMILY TRUST AGREEMENT DATED MAY 20, 1986, RECORDED MARCH 2, 1992 AS INSTRUMENT NO. 92027868, RECORDS OF SAN MATEO COUNTY.
TRACT II:
THAT REAL PROPERTY SITUATED IN THE CITY OF HALF MOON BAY, COUNTY OF SAN MATEO, STATE OF CALIFORNIA, AS DESCRIBED IN THE DEED DATED NOVEMBER 25, 1991, FROM THERESA M. HIPPELI, INDIVIDUALLY AND AS TRUSTEE UNDER THE HIPPELI FAMILY TRUST AGREEMENT DATED MAY 20, 1986 TO THE CITY OF HALF MOON BAY, RECORDED MARCH 18, 1992 AS INSTRUMENT NO. 92038185, RECORDS OF SAN MATEO COUNTY.
APN: 056-300-210 AND JPN: 056-030-300-030
PARCEL ONE:
THAT REAL PROPERTY SITUATED IN THE CITY OF HALF MOON BAY, COUNTY OF SAN MATEO, STATE OF CALIFORNIA, AND BEING A PORTION OF LOTS 24 THROUGH 37 IN BLOCK 6, AS SHOWN ON THAT MAP ENTITLED, "PILARCITOS PARK, HALF MOON BAY, SAN MATEO COUNTY, CALIFORNIA", AS FILED IN VOLUME B OF MAPS AT PAGE 35 AND COPIED INTO VOLUME 3 OF MAPS AT PAGE 94, RECORDS OF SAN MATEO COUNTY, ALSO A PORTION OF THAT 1.29 ACRE PARCEL QUITCLAIMED TO THE CITY OF HALF MOON BAY BY DEED DATED JANUARY 14, 1976 50 18358684.1
AND RECORDED IN VOLUME 7026 OF OFFICIAL RECORDS AT PAGES 188 AND 189, RECORDS
OF SAN MATEO COUNTY AND SAID PORTIONS LYING GENERALLY SOUTHERLY OF THE CENTERLINE OF PILARCITOS CREEK AS IT EXISTED IN AUGUST OF 1989, AND MORE PARTICULARLY DESCRIBED AS FOLLOWS: COMMENCING AT THE MOST SOUTHERLY CORNER
OF THAT PARCEL OF LAND AS DESCRIBED IN THAT DEED FROM MIRO INVESTMENTS TO WHITNEY AND PETERSEN, DATED MAY 24, 1962 AND RECORDED IN VOLUME 4214 OF OFFICIAL RECORDS AT PAGES 600 AND 601, SAN MATEO COUNTY RECORDS, THENCE SOUTH 40° 33' 45"
WEST ALONG THE SOUTHWESTERLY PROLONGATION OF THE SOUTHEASTERLY LINE OF SAID PARCEL A DISTANCE OF 17.00 FEET TO THE CENTERLINE OF PILARCITOS CREEK AND THE TRUE POINT OF BEGINNING FOR THIS DESCRIPTION; THENCE DOWN THE CENTERLINE OF PILARCITOS CREEK THE FOLLOWING COURSES AND DISTANCES; NORTH 23° 36' 27" WEST,
23.61 FEET; NORTH 14° 12' 52" WEST, 41.95 FEET; NORTH 25° 48' 37" WEST, 39.85 FEET; NORTH 18° 31' 19" WEST, 41.14 FEET; NORTH 0° 50' 30" WEST, 31.34 FEET; NORTH 17° 48' 56" WEST,
22.38 FEET; NORTH 54° 29' 11" WEST, 39.50 FEET; NORTH 56° 36' 33" WEST, 26.17 FEET; NORTH 56° 30' 16" WEST, 23.61 FEET; NORTH 77° 51' 38" WEST. 28.21 FEET; SOUTH 63° 30' 07" WEST,
32.17 FEET; SOUTH 46° 44' 56" WEST, 35.41 FEET; SOUTH 30° 03' 46" WEST, 35.04 FEET; SOUTH 22° 17' 00" WEST, 36.16 FEET; SOUTH 14° 18' 33" EAST, 36.76 FEET; SOUTH 26° 36' 57" WEST,
37.78 FEET; NORTH 83° 13' 15" WEST, 27.34 FEET, AND NORTH 80° 00' 46" WEST, 42.21 FEET TO
A POINT WHERE THE CENTERLINE OF PILARCITOS CREEK INTERSECTS THE WESTERLY PROPERTY LINE OF SAID LOT 37, THE SOUTHWESTERLY CORNER OF SAID LOT BEARS SOUTH 8° 04' WEST, 113.35 FEET.
PARCEL TWO:
LOTS 22 AND 23 IN BLOCK 6, ALL AS SHOWN ON THAT CERTAIN MAP ENTITLED, "PILARCITOS PARK, HALF MOON BAY, SAN MATEO COUNTY, CALIFORNIA", FILED IN THE OFFICE OF THE COUNTY RECORDER OF SAN MATEO COUNTY ON DECEMBER 18, 1905 IN BOOK "B" OF ORIGINAL MAPS AT PAGE 35 AND COPIED INTO BOOK 3 OF MAPS AT PAGE 94.
APN: 056-141-950, 056-141-960, 056-141-970
51 18309843.1
This Instrument is exempt from Recording Fees
(Gov’t Code Section 27383)
RECORDING REQUESTED BY AND
WHEN RECORDED RETURN TO
Coastside County Water District
Attn: General Manager
766 Main Street
Half Moon Bay, CA 94019
Grant of Easement
APN: 056-300-210, 056-141-970
Documentary transfer tax is $00.00. Exempt pursuant to Rev. and Tax Code Section 11922 The undersigned Grantor declares:
FOR A VALUABLE CONSIDERATION, receipt of which is hereby acknowledged, The CITY OF HALF MOON BAY, a municipal corporation (“Owner”) HEREBY GRANTS to the Coastside County Water District, a county water district (“District”) a perpetual easement over, across, through and/or under the real property described on Exhibit A and depicted on Exhibit B, each of which is attached hereto and incorporated herein (the “Easement Area”). The Easement Area may be used for the purposes of installing, constructing, reconstructing, removing, replacing, repairing, maintaining and using a pipeline for the conveyance of water, together with valves, braces, concrete vaults and other appurtenances.
This Grant of Easement includes the right to excavate and refill ditches and/or trenches for the location or relocation of such pipelines and appurtenances, and the right to remove trees, bushes, undergrowth and other obstructions interfering with the construction, maintenance, repair, replacement and/or use of such pipelines, and the further right to mark the location of the Easement Area by suitable markers set in the ground, provided that such markers shall be placed in locations which will not interfere with Owner’s rights reserved hereunder. District shall not erect permanent fences within or around the Easement Area.
District shall promptly backfill any excavations made by it on the Easement Area and repair any damage it does to Owner’s property.
Owner also hereby grants to District permanent access for ingress and egress over, across and through the Easement Area.
District shall have the right, without notice or permit, and without prior institution of any suit or proceeding at law or equity, at all times as may be necessary to enter upon the Easement Area for the purposes described herein. Owner expressly acknowledges that District is not responsible for the maintenance of roadways or other maintenance of the Easement Area, or for drainage around, under or across the Easement Area or for facilities designed to convey drainage around, under, or across the Easement Area.
Owner reserves the right to use the Easement Area for purposes, and in ways, which will not interfere with District’s full enjoyment of the rights hereby granted. Owner shall not construct any building or other structure, drill or operate any well, or plant any tree within, or place any other obstruction either above or below grade within the Easement Area, or diminish or substantially add to the earth cover over District’s facilities, nor shall Owner authorize or permit any other person to do so. Owner may construct legal fences so long as such fences do not interfere with District’s full enjoyment of the rights hereby granted.
CITY OF HALF MOON BAY
Date: By:
Name:
Title:
SPACE ABOVE THIS LINE FOR RECORDER'S USE
Attachment 2
52 18309843.1
A notary public or other officer completing this certificate verifies only the identity of the individual who signed the document to which this certificate is attached, and not the truthfulness, accuracy, or validity of that document.
State of California )
County of __ )
On ____________________, before me, ____________________________, a Notary Public, personally appeared _______________________________, who proved to me on the basis of satisfactory evidence to be the person(s) whose name(s) is/are subscribed to the within instrument and acknowledged to me that he/she/they executed the same in his/her/their authorized capacity(ies), and that by his/her/their signature(s) on the instrument the person(s), or the entity upon behalf of which the person(s) acted, executed the instrument.
I certify under PENALTY OF PERJURY under the laws of the State of California that the foregoing paragraph is true and correct.
WITNESS my hand and official seal.
Signature
53 18309843.1
A notary public or other officer completing this certificate verifies only the identity of the individual who signed the document to which this certificate is attached, and not the truthfulness, accuracy, or validity of that document.
State of California )
County of __ )
On ____________________, before me, ____________________________, a Notary Public, personally appeared _______________________________, who proved to me on the basis of satisfactory evidence to be the person(s) whose name(s) is/are subscribed to the within instrument and acknowledged to me that he/she/they executed the same in his/her/their authorized capacity(ies), and that by his/her/their signature(s) on the instrument the person(s), or the entity upon behalf of which the person(s) acted, executed the instrument.
I certify under PENALTY OF PERJURY under the laws of the State of California that the foregoing paragraph is true and correct.
WITNESS my hand and official seal.
Signature
54 18309843.1
CERTIFICATE OF ACCEPTANCE
This is to certify that the interest in real property conveyed by the Grant of Easement dated ________________ from the CITY OF HALF MOON BAY, a municipal corporation, to COASTSIDE COUNTY WATER DISTRICT, a county water district, is hereby accepted by order of the undersigned officer pursuant to authority conferred by Resolution No. ___ of the Board of Directors of Coastside County Water District adopted on ________, and the Grantee consents to recordation thereof by its duly authorized officer.
Dated:
________, Secretary of the District
Coastside County Water District
55
EXHIBIT “A”
LAND DESCRIPTION
The land referred to herein below is situate in city of Halfmoon Bay in the County of San Mateo, State of California and is described as follows:
Waterline Easement
A portion of Lots 28 through 37 in Block 6, as shown on that map entitled “Pilarcitos Park, Half Moon Bay, San Mateo County, California”, as filed in Volume B of Maps at Page 35 and copied into Volume 3 of Maps at Page 94, records of San Mateo County, also a portion of that 1.29 acre parcel quitclaimed to the city of Half Moon Bay by deed dated January 14, 1976 and recorded in Volume 7026 of Official Records at Pages 188 and 189, records of San Mateo County and said portions lying generally southerly of the centerline of Pilarcitos Creek as it existed in August of 1989, being a uniform 20.00 foot wide strip of land, the centerline of said strip more particularly described as follows:
COMMENCING at the centerline intersection of Pilarcitos Avenue and Oak Avenue as shown on Book 90 of Maps at Pages 9 and 10 San Mateo County Records; thence along said centerline of Oak Avenue, North 82°16’30” West, 109.35 feet; thence leaving said centerline, North 07°43’30” East, 25.00 feet, to a point on the northerly line of said Oak Avenue, said point being the POINT OF BEGINNING of said strip; thence North 07°43’30” West, 40.32 feet;
thence North 47°42’50” West, 352.37 feet to a point on the southerly line of Lot 5, recorded in Book 9 of L.L.S. Maps at page 56, San Mateo County Records, said point being North 80°49’17” West, 21.90 feet from the most southerly corner of said Lot 5 and also being the POINT OF TERMINATION;
Excepting therefrom any portion of said strip crossing over the land described as “Common Area Lot 2”, recorded in Book 90 of Maps at Page 9 and 10, San Mateo County Records.
The sidelines of said strip shall be lengthened or shortened as to terminate northerly at the southerly line of said Lot 5 and southerly along the northerly right of way line of Oak Avenue, being 25.00’ northerly of the centerline.
Containing 7,820 square feet.
56
A PLAT OF THE ABOVE DESCRIBED AREA IS ATTACHED HERETO AS EXHIBIT “B” AND BY THIS REFERENCE MADE A PART HEREOF.
The BASIS OF BEARINGS of this description is the center line of Oak Avenue, shown in Book 90 of Maps, at Pages 9 and 10, San Mateo County Records.
END DESCRIPTION
This real property description has been prepared by me, or under my direction, in conformance with the requirements of the Professional Land Surveyors’ Act.
March 14, 2022
Stephen J. Pyle Date
Professional Land Surveyor
California No. 8385
57 CL OF PILARCITOS CREEK APN 056-300-210 APN 056-040-999 APN 056-040-998 APN 056-141-950
APN 056-141-960 APN 056-141-970
OAK AVE
PILARCITOS AVE N07°43'30"E 40.32'
N47°42'50"W 352.37'
109.35' N07°43'30"E 25.00' POC
N82°16'30"W 385.00' BASIS OF BEARING POB N80°50'37"W 21.90' POT 20' EASEMENT 7,820 SQFT MOST SOUTHERLY CORNER OF LOT 5 APN 056-141-970 N47°42'50"W
11 odellengineering.com of 1165 Scenic Drive, Suite A Modesto, CA 95350 AVE AVENUE CL CENTER LINE DOC DOCUMENT M MAPS POB POINT OF BEGINNING POC POINT OF COMMENCEMENT POT POINT OF TERMINATION ABBREVIATIONS EXHIBIT "B" 0 30 60 SCALE: 1" = 60' 03/10/2022 LEGEND CENTERLINE EASEMENT RIGHT OF WAY SUBJECT AREA PARCEL LINE 58 18309836.1
This Instrument is exempt from Recording Fees
(Gov’t Code Section 27383)
RECORDING REQUESTED BY AND
WHEN RECORDED RETURN TO
Coastside County Water District
Attn: General Manager
766 Main Street
Half Moon Bay, CA 94019
Temporary Construction Easement
APN: 056-141-950, 960, 970
Documentary transfer tax is $00.00. Exempt pursuant to Rev. and Tax Code Section 11922 The undersigned Grantor declares:
FOR A VALUABLE CONSIDERATION, receipt of which is hereby acknowledged, The CITY OF HALF MOON BAY, a municipal corporation (“Owner”) HEREBY GRANTS to the Coastside County Water District, a county water district (“District”) a temporary construction and access easement in, upon, over, under and across the real property described on Exhibit A and depicted on Exhibit B, each of which is attached hereto and incorporated herein (the “Easement Area”). The Easement Area may be used for purposes incidental to the construction of District’s pipeline replacement project.
This Grant of Easement includes the right to clear, grub, grade, and excavate for the construction, modification and/or restoration of roads and the right to excavate and refill ditches and/or trenches for the location or relocation of a pipeline and other facilities for the conveyance of water, together with valves, braces, concrete vaults and other appurtenances, and the right to remove trees, bushes, undergrowth and other obstructions interfering with the improvement, construction or replacement of such roads, pipelines and facilities, and the further right to mark the location of the Easement Area by suitable temporary markers set in the ground. District may erect temporary fences and barriers within and around the Easement Area.
District shall have the right to erect, maintain, and use gates in all fences which now cross or which may hereafter cross the Easement Area and use a practical route or routes of ingress and egress thereto and therefrom.
District has the right to deposit tools, implements, containers and other materials and supplies on the Easement Area and to utilize construction, automotive, and other equipment thereon when necessary for the purpose of exercising its rights hereunder.
This temporary construction and access easement shall be effective upon Owner’s receipt of written Notice from District and shall continue in effect for a period of six (6) months unless extended by mutual consent of both Owner and District.
THE CITY OF HALF MOON BAY
Date: By:
Name:
Title:
SPACE ABOVE THIS LINE FOR RECORDER'S USE
Attachment 3
59 18309836.1
A notary public or other officer completing this certificate verifies only the identity of the individual who signed the document to which this certificate is attached, and not the truthfulness, accuracy, or validity of that document.
State of California )
County of __ )
On ____________________, before me, ____________________________, a Notary Public, personally appeared _______________________________, who proved to me on the basis of satisfactory evidence to be the person(s) whose name(s) is/are subscribed to the within instrument and acknowledged to me that he/she/they executed the same in his/her/their authorized capacity(ies), and that by his/her/their signature(s) on the instrument the person(s), or the entity upon behalf of which the person(s) acted, executed the instrument.
I certify under PENALTY OF PERJURY under the laws of the State of California that the foregoing paragraph is true and correct.
WITNESS my hand and official seal.
Signature
60 18309836.1
A notary public or other officer completing this certificate verifies only the identity of the individual who signed the document to which this certificate is attached, and not the truthfulness, accuracy, or validity of that document.
State of California )
County of __ )
On ____________________, before me, ____________________________, a Notary Public, personally appeared _______________________________, who proved to me on the basis of satisfactory evidence to be the person(s) whose name(s) is/are subscribed to the within instrument and acknowledged to me that he/she/they executed the same in his/her/their authorized capacity(ies), and that by his/her/their signature(s) on the instrument the person(s), or the entity upon behalf of which the person(s) acted, executed the instrument.
I certify under PENALTY OF PERJURY under the laws of the State of California that the foregoing paragraph is true and correct.
WITNESS my hand and official seal.
Signature
61 18309836.1
CERTIFICATE OF ACCEPTANCE
This is to certify that the interest in real property conveyed by the Temporary Construction Easement dated __________________________ from the CITY OF HALF MOON BAY, a municipal corporation, to COASTSIDE COUNTY WATER DISTRICT, a county water district, is hereby accepted by order of the undersigned officer pursuant to authority conferred by Resolution No. ___ of the Board of Directors of Coastside County Water District adopted on _______, and the Grantee consents to recordation thereof by its duly authorized officer.
Dated:
_______, Secretary of the District
Coastside County Water District
62
EXHIBIT “A”
LAND DESCRIPTION
The land referred to herein below is situate in city of Halfmoon Bay in the County of San Mateo, State of California and is described as follows:
Temporary Construction Easement
A portion of Lots 24 through 29 in Block 6, as shown on that map entitled “Pilarcitos Park, Half Moon Bay, San Mateo County, California”, as filed in Volume B of Maps at Page 35 and copied into Volume 3 of Maps at Page 94, records of San Mateo County, being an easement for construction purposes, more particularly described as follows:
COMMENCING at the centerline intersection of Pilarcitos Avenue and Oak Avenue as shown on Book 90 of Maps at Pages 9 and 10 San Mateo County Records; thence along said centerline of said Oak Avenue, North 82°16’30” West, 109.35 feet; thence leaving said centerline, North 07°43’30” East, 25.00 feet, to a point on a line lying northerly of and parallel with the centerline of said Oak Avenue, said point being the POINT OF BEGINNING;
thence along the said parallel line, North 82°16’30” West, 20.92 feet; thence leaving said parallel line, North 08°02’28” East, 30.33 feet; thence North 40°41’10” East, 32.00 feet;
thence South 68°43’37” East, 51.02 feet;
thence South 66°39’14” East, 37.13 feet;
thence South 50°42’05” East, 67.29 feet to a point on a line lying 25.00 feet northerly of and parallel with the centerline of said Oak Avenue;
thence along said parallel line North 82°16’30” West, 139.35 feet to the POINT OF BEGINNING; containing 5,753 square feet.
63
A PLAT OF THE ABOVE DESCRIBED AREA IS ATTACHED HERETO AS EXHIBIT “B” AND BY THIS REFERENCE MADE A PART HEREOF.
The BASIS OF BEARINGS of this description is the center line of Oak Avenue, shown in Book 90 of Maps, at Pages 9 and 10, San Mateo County Records.
END DESCRIPTION
This real property description has been prepared by me, or under my direction, in conformance with the requirements of the Professional Land Surveyors’ Act.
March 14, 2022
Stephen J. Pyle Date
Professional Land Surveyor
California No. 8385
64 APN 056-141-950 APN 056-141-960 OAK AVE
PILARCITOS AVE
109.35' N07°43'30"E 25.00' S50°42'05"E 67.29' N08°02'28"E 30.33' N40°41'10"E 32.00' S68°43'37"E 51.02' POC N82°16'30"W 385.00' BASIS OF BEARING POB 139.35' 20.92' TEMPORARY CONSTRUCTION EASEMENT 5,753 SQFT APN 056-141-970 S66°39'14"E 37.13' 11 odellengineering.com of 1165 Scenic Drive, Suite A Modesto, CA 95350 AVE AVENUE CL CENTER LINE DOC DOCUMENT M MAPS POB POINT OF BEGINNING POC POINT OF COMMENCEMENT POT POINT OF TERMINATION ABBREVIATIONS EXHIBIT "B" 0 15 30 SCALE: 1" = 30' LEGEND 03/10/2022 CENTERLINE EASEMENT RIGHT OF WAY SUBJECT AREA PARCEL LINE 65 Real Estate Valuation and Consulting
Bay Area/Corporate Office
140 Town & Country Drive, Suite F
Danville, CA 94526
p: 925 855-4950 / f: 925 855-4951
Sacramento/Central Valley Office
111 Woodmere Road, Suite 140
Folsom, CA 95630
p: 916 357-5860 / f: 916 357-5868
AN APPRAISAL OF
A Proposed Partial Acquisition
City of Half Moon Bay Property at
Oak Avenue Park
Half Moon Bay, California
PREPARED FOR
Ms. Mary Rogren
General Manager
Coastside County Water District
766 Main Street
Half Moon Bay, California 94019
File Number D207913
66 Real Estate Appraisal and Consulting
www.smithassociatesinc.com
December 20, 2021
Ms. Mary Rogren
General Manager
Coastside County Water District
766 Main Street
Half Moon Bay, California 94019
RE: An Appraisal of a Proposed Partial Acquisition
City of Half Moon Bay Property at Oak Avenue Park
Half Moon Bay, California
Dear Ms. Rogren:
At your request, we have appraised the above referenced property and prepared an Appraisal Report providing an opinion of Fair Market Value for the two proposed easements namely, a permanent Pipeline Easement and a Temporary Construction Easement. The client and intended user of the appraisal is the Coastside County Water District. The intended use of the appraisal is to make an offer to the owner for the proposed partial acquisition.
The property inspection and all necessary investigation and analysis were made by the appraisers. The appraisal is for the sole use of the client and only for the specified use, and we are not responsible for unauthorized use of the report. This Letter of Transmittal must only be used in conjunction with the entire report.
The proposed pipeline easement will cross two different Larger Parcels, with the first being Pilarcitos Creek and the second Oak Avenue Park. The temporary construction easement will be within a portion of Oak Avenue Park and a portion of Pilarcitos and Oak Avenues. The improvements within the acquisition areas are not affected by the proposed easements, so we are appraising only the land in the easement areas. An existing pipeline easement will be abandoned and relinquished back to the City of Half Moon Bay and we have been asked to appraise the relinquished easement to offset the value of the new acquisitions.
Based on the investigation and analysis, described in the attached report, it is our opinion that the Fair Market Value of the proposed acquisition less the relinquished land, subject to the attached General Assumptions and Limiting Conditions, Extraordinary Assumptions, and Hypothetical Conditions, as of November 30, 2020, is:
$57,000
Respectfully submitted,
SMITH & ASSOCIATES, INC.
Terry S. Larson, MAI William Schnitzer, ASA
Certified General Real Estate Appraiser Certified General Real Estate Appraiser California AG007041, Exp. 11/30/2022 California AG006766, Exp. 03/31/2023 Partners
Dennis L. Smith, MAI
Terry S. Larson, MAI
John E. Carrothers, MAI
Appraisers
Paul M. Urvinitka, MAI
William O. Hurd, MAI
Robin S. Weck, MAI
William C. Schnitzer, ASA
Mark A. Bacanskas
Lisa L. Federico
Thomas M. Venuti
Gary D. Beckman
Jacquelyn A. Lawrence
Geoffrey R. Wallis
Michael R. Reek
Jamie M. Carman
Bay Area/
Corporate Office
140 Town & Country Drive
Suite F
Danville, CA 94526
Phone: 925-855-4950
Fax: 925-855-4951
Sacramento/
Central Valley Office
111 Woodmere Road
Suite 140
Folsom, CA 95630
Phone: 916-357-5860
Fax: 916-357-5861
67 SUBJECT PHOTOGRAPHS
North View of the area where the proposed underground pipeline will be located within Oak Avenue Park. In addition, a portion of this area is where the Temporary Construction Easement (TCE) is located.
The area left of the bench and this side of the path will be the “exclusive” portion of the TCE.
West view of the area of the proposed Temporary Construction Easement (TCE). Most of this area will be open to the public as access so it will be “non‐exclusive”.
68 SUBJECT PHOTOGRAPHS
South view of Pilarcitos Avenue. From the left side of the white truck in the foreground to nearly the center of the street is the location of the Pipeline Assembly Area portion of the TCE.
Westerly view of the TCE area from the street curb to nearly the center of Oak Avenue down the street to approximately the black truck. This area will be utilized for HDD Staging area as shown on the Staging Area and Easement Map.
69 SUBJECT PHOTOGRAPHS
North view of where the underground pipeline easement is located in the Oak Avenue Park. Pilarcitos Creek is behind the trees in the background.
STAGING AND EASEMENT AREA MAP
The above map shows the Staging and Easement areas of the Proposed Pipeline Project. The hatched Red area of 6,002 s.f. is where the proposed pipeline easement is located. The second area of 1,815 s.f. is where the pipeline easement lies within Oak Avenue Park. The third area is the Temporary Construction Easement identified as black dashed lines. The green area of 1,571 s.f. is that portion of the TCE that will remain open for the public to use.
70 TABLE OF CONTENTS
Summary of Salient Facts and Conclusions ........................................................................................... 1 PART 1 – INTRODUCTION
Identification of the Larger Parcels ....................................................................................................... 3 Purpose of the Appraisal ........................................................................................................................ 3 Client and Intended User of the Appraisal ............................................................................................ 3 Intended Use of the Appraisal ............................................................................................................... 3 Effective Date of the Appraisal .............................................................................................................. 3 Ownership and Property History ........................................................................................................... 3 Competency Rule ................................................................................................................................... 4 Scope of Work ........................................................................................................................................ 4 Definition of Fair Market Value ............................................................................................................. 5 PART 2 – PROPERTY DESCRIPTION
Area and Neighborhood Description..................................................................................................... 6 Project Description ................................................................................................................................. 7 Larger Parcel Descriptions ..................................................................................................................... 8 General Plan and Zoning ...................................................................................................................... 11 Taxes and Assessments .................................................................................................................. 12 Description of the Proposed Easements ........................................................................................ 12 PART 3 – HIGHEST AND BEST USE
Market Conditions ............................................................................................................................... 14 Highest and Best Use ........................................................................................................................... 15 PART 4 – METHODOLOGY AND VALUATION
Appraisal Methodology .................................................................................................................. 17 Sales Comparison Approach – Land Valuation ............................................................................. 17 Valuation of the Easements ........................................................................................................... 27 Fair Market Value Conclusion ........................................................................................................ 29
ADDENDA
Certification
General Assumptions and Limiting Conditions
Glossary
Staging and Easement Map
Resumes
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SUMMARY OF SALIENT FACTS AND CONCLUSIONS
Client: Coastside County Water District
Intended Use: Proposed Acquisition
Intended User: Coastside County Water District
Property Location: Oak Avenue Park, Half Moon Bay, California Pilarcitos Creek Larger Parcel
Assessor's Parcel Numbers: 056‐300‐170, 210, 220 and 056‐141‐990 Property Type: Riparian Creek
Land Area: 3.41 Acres, 148,540 s.f.
Pipeline Easement Land Area: 6,002 s.f.
Oak Avenue Park Larger Parcel
Assessor's Parcel Numbers: 056‐141‐950, 560, 970
Property Type: Public Park
Land Area: 1.65 Acres, 71,874 s.f.
Pipeline Easement Land Area: 1,815 s.f.
Temporary Construction
Easement (Overlapping): 1,044 s.f. includes land in Oak Avenue Park that overlaps the Pipeline Easement
Temporary Construction
Easement (Pedestrian Access): 1,571 s.f. includes land in Oak Avenue Park Temporary Construction
Easement (Exclusive): 3,135 s.f. includes land in Oak Avenue Park, Oak Avenue, and Pilarcitos Avenue
Land to be Relinquished
Existing Pipeline Easement to be
Abandoned and Relinquished: 18,169 s.f. located within an unidentified area in Pilarcitos Creek Owner: City of Half Moon Bay
Value Premise: Fair Market Value
Property Interest Appraised: Permanent Pipeline Easement and a Temporary Construction Easement
Date of Value: November 30, 2020
Date of Inspection: November 8, 2020 and reinspected November 30, 2020
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SUMMARY OF SALIENT FACTS AND CONCLUSIONS (Continued)
General Plan: Pilarcitos Creek Larger Parcel: Open Space Oak Avenue Park Larger Parcel: High Density Residential Public Street/Transportation Corridor: High Density Residential Zoning: Pilarcitos Creek Larger Parcel: Open Space ‐ Conservation Oak Avenue Park Larger Parcel: R3, Multiple Residential Public Street/Transportation Corridor: R3, Multiple Residential Highest and Best Use: Pilarcitos Creek Larger Parcel: Open Space‐ Conservation Oak Avenue Park Larger Parcel: Public Park
Public Street/Transportation Corridor: Public Street
Fair Market Value Opinion:
Pilarcitos Creek: $ 600
Oak Avenue Park: $45,375
Temporary Construction Easement: $12,347
Less Existing Easement to be
Relinquished: ‐$ 1,817
Total: $57,000, rounded
See the extraordinary and general assumptions and limiting conditions, hypothetical conditions, and certification of the Appraisers in the Addenda
Appraisers: William Schnitzer, ASA
Certified General Real Estate Appraiser
California AG006766, Exp. 03/31/2023
Terry S. Larson, MAI
Certified General Real Estate Appraiser
California AG007041, Exp. 11/30/2022
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PART 1 – INTRODUCTION
IDENTIFICATION OF THE LARGER PARCELS
The proposed project is located west of the downtown core of City of Half Moon Bay, San Mateo County, California and consists of three separate larger parcels. The Pilarcitos Creek Larger Parcel is the creek itself and consists of four assessors parcels identified as APN’s 056‐300‐170, 210, 220, and 056‐141‐990. It measures 3.41 acres. The Oak Avenue Park Larger Parcel consists of three assessors parcels identified as APN’s 056‐141‐950, 960 and 970 and its location is from the northern edge of Oak Avenue to the fence that borders Pilarcitos Creek and extends westward from Pilarcitos Avenue. It totals 1.65 acres. The last larger parcel is identified as the Oak and Pilarcitos Avenues Transportation Corridor consisting of two streets that extend from the terminus of Oak Avenue to the west to a point when it turns southward and merges with Pilarcitos Avenue. It then extends southward to Kelly Avenue where it terminates and is 1.85 acres.
PURPOSE OF THE APPRAISAL
The purpose of the appraisal is to provide an opinion of the Fair Market Value of the proposed permanent pipeline easement and the temporary construction easement.
CLIENT AND INTENDED USERS OF THE APPRAISAL
The client and intended user of the appraisal is Coastside County Water District.
INTENDED USE OF THE APPRAISAL
The intended use of the appraisal is to make an offer to the owner for the proposed partial acquisition.
EFFECTIVE DATE OF THE APPRAISAL
We inspected the Larger Parcels twice, once on November 8, 2020 and a second time on November 30, 2020. The effective date of the appraisal is November 30, 2020, the date of our last inspection.
OWNERSHIP AND PROPERTY HISTORY
The City of Half Moon Bay has owned all three larger parcels for many years. Given that Pilarcitos Creek is a protected riparian corridor and only allows a public trail to be developed on the site, there is very little utility or development potential to the property. The same is true for the Oak and Pilarcitos Avenue Larger Parcel/Transportation Corridor, consisting of two public streets. The Oak Avenue Park Larger Parcel is an existing public park and it too has little development potential other than a public park. Thus, the three larger parcels have little development potential other than their existing uses. We interviewed city planners and they stated that none have been marketed and there are little likelihood existing uses will change in the foreseeable future.
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COMPETENCY RULE
The appraisers possess both the knowledge and required ability to appraise the Subject Property.
Northern California represents the Smith & Associates, Incorporated defined service area, and Smith & Associates has the required resources, including zoning information, assessor's records, Multiple Listing Service, LandVision, and COSTAR GROUP, Inc., to complete the assignment. Over the years, the appraisers, and appraisers affiliated with Smith & Associates, Inc., have appraised numerous properties of similar use in the market area of the three larger parcels. Please see a copy of the appraiser’s qualifications in the Addenda.
SCOPE OF WORK
This appraisal report is prepared in compliance with the requirements of the Code of Professional Ethics & Standards of Professional Appraisal Practice of the Appraisal Institute, the Uniform Standards of Professional Appraisal Practice (USPAP), and California Eminent Domain Law, as we understand it. The Scope of Work for this appraisal assignment consists of an appraisal report delivered in a narrative format and includes the development of all applicable approaches to value. The applicable approach to valuing land is the Sales Comparison Approach.
This Appraisal Report includes the following Scope of Work.
1. Review documentation provided to understand the three Larger Parcels, and identify the client, intended user, intended use, type of value, value premise, and acquisition.
2. Identify the appraisal problem and appropriate approaches to value necessary, to provide credible results.
3. Inspect the immediate neighborhood of the three larger parcels.
4. Research local and regional factors that impact the three larger parcels and value.
5. Review and analyze all pertinent data to determine the Highest and Best Use of the three larger parcels.
6. Select, review, and confirm of all potential land sale comparables.
7. Analyze all land sales data to arrive at a unit value of comparison and opinion of fair market value.
8. Complete the Sales Comparison Approach and correlate to an opinion of fair market value for the land.
9. The Cost and Income Approaches are not utilized as they have no relevance in valuing land.
10. The fee simple estate of the land is appraised subject to the existing easements and encumbrances of record.
11. Goodwill value between (tenant) (landlord) is beyond the scope of this assignment. 75 Smith & Associates, Inc.
12. Prepare and review report for compliance with the Code of Professional Ethics & Standards of Professional Appraisal Practice of the Appraisal Institute, the Uniform Standards of Professional Appraisal Practice (USPAP), and California Eminent Domain Law, as we understand it.
13. The property inspection and all necessary investigation and analysis were made by the appraisers.
14. This appraisal is for the sole use of the client and the intended use and only for the specified use, and we are not responsible for unauthorized use of the report.
DEFINITION OF FAIR MARKET VALUE
The fair market value of the property taken is the highest price on the date of valuation that would be agreed to by a seller, being willing to sell but under no particular or urgent necessity for so doing, nor obliged to sell, and a buyer, being ready, willing, and able to buy but under no particular necessity for so doing, each dealing with the other with full knowledge of all the uses and purposes for which the property is reasonably adaptable and available.
The fair market value of property taken for which there is no relevant, comparable market is its value on the date of valuation as determined by any method of valuation that is just and equitable.(California Code of Civil Procedure, 1263.320)
California Government Code Section 7267.2 sets forth the obligations for a public entity to appraise and attempt to negotiate the purchase of real property that is sought to be acquired for a public project. Section 7267.2(a)(1) provides in pertinent part: A decrease or increase in the fair market value of real property to be acquired prior to the date of valuation caused by the public improvement for which the property is acquired, or by the likelihood that the property would be acquired for the improvement, other than that due to physical deterioration within the reasonable control of the owner or occupant, shall be disregarded in determining the compensation of the property.
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PART 2 – PROPERTY DESCRIPTION
AREA AND NEIGHBORHOOD DESCRIPTION
The three Larger Parcels are in the southwestern portion of the City of Half Moon Bay, in San Mateo County, California. They all lie in the Pilarcitos neighborhood, which is the name of the creek that flows from the eastern portion of the neighborhood to the north and then to the west along the northern boundary of Oak Avenue Park.
The neighborhood is approximately ½ mile from the downtown core that lies in the northeast quadrant of Hwy 1 and State Route 92 (San Mateo Road). This is the major intersection of the City and the developments include retail, professional office, medical buildings, and multifamily residential. Main Street bisects this quadrant and provides access to these developments.
On the south side of State Route 92 is also part of the downtown core and there is a mixture of developments in this portion of the downtown core. Main Street provides the primary access to industrial, commercial office, the city’s post office and a large condominium project. Interestingly, there are several vacant commercial parcels in this area that have not developed nor have they submitted plans to develop.
All three are designated for Planned Development and one, is located at the southeast corner of Hwy 1 and San Mateo Road. This 5.18 acre site has excellent visibility, good traffic volumes, and a corner profile.
The other two have good frontage on San Mateo Road, but access is from the secondary streets. Lastly, this neighborhood’s, major physical constraint is Pilarcitos Creek that flows along its southern boundary of this portion of the Downtown Core.
AREA AND NEIGHBORHOOD LOCATION MAP
Transportation
The City of Half Moon Bay is in the western section of San Mateo County and is served by US Highway 1 and State Route 92 (San Mateo Road) These highways are considered secondary as they are mostly two lane highways and the separate the directional traffic and widen to four lanes as they approach the City.
However, they provide the primary highways into the major employment centers of San Francisco to the 77 Smith & Associates, Inc.
north, Palo Alto and Sanford University to the east, and Silicon Valley to the southeast. In addition, the city has no rail transportation and most of the goods and services are trucked in from the eastern section of the County where most of the manufacturing, retail, office, and employment opportunities lie. Lastly, the City is served by the Half Moon Bay Airport that lies to the northwest of the downtown core. It serves the local community and does not provide for commercial aircraft.
City Demographics
(Source: US Census Bureau)
In 2019 the Half Moon Bay’s population was 12,932 and it had experienced a 14.2% growth since the 2010 census taking. The population is well educated given that 87% have graduated high school and of that number 47.5% have a bachelor’s degree or higher. The median household income is $122,691 in 2018 dollars and the per capita income is $66,316 in 2018. However, the City’s poverty level is 3.5%.
According to several brokers we interviewed, housing availability is scarce, and demand is considered strong. Sixty‐six percent of the entire housing stock is owner occupied at a median sale price of $917,500.
We researched Trulia.com and found there were 55 homes listed from the low $900,000 to upwards of $3.5 million dollars. In the rental market, there were 10 listings of apartments, condos, and townhomes from $2,000/month to upwards of $3,500 per month. According to the US Census the median rent in the greater Half Moon Bay Area is $2,140/month.
Neighborhood Description
The location of the proposed Underground Pipeline Project is in the Pilarcitos Neighborhood located west of Hwy 1 and State Route 92 (San Mateo Road). It is bordered by Pilarcitos Creek to the north and east as well as Hwy 1 to the east, Kelly Avenue to the south, and Jenna Lane to the west. The surrounding improvements are mostly residential with a mixture of single family residences with low to medium density duplexes and triplexes, and condominiums. Oak Avenue Park and the Naomi Patridge Trail are two open space recreational areas that serve those that live in the adjacent residences. Most of the available vacant parcels in this area have be developed but there have been a few infill lot sales in this area. (See Replacement Parkland Sales 1, 3, and 4). Overall, this neighborhood is well received.
Summary
Overall, the location of the proposed Underground Pipeline Project is a stable and mature neighborhood of mixed use residential developments. It benefits from being close to the downtown core of the City of Half Moon Bay and the two major highways that allow for a relatively short commute into Silicon Valley, San Francisco, and other employment centers of the county.
PROJECT DESCRIPTION – UNDERGROUND PIPELINE REPLACEMENT PROJECT Coastside County Water District is proposing to abandon an existing underground pipeline and replace it with a new pipeline that will upgrade the flow and condition of the existing pipeline. This project will use horizontal drilling under Pilarcitos Creek approximately 40 feet deep in a southeasterly direction, and from a point on the HMB Musich, LLC Property on the north side of the creek (not part of this appraisal), and then surface in an area within the Oak Avenue Park.
This proposed Pipeline Easement is approximately 7,817 s.f. in size. The project also requires a 5,750 s.f.
Temporary Construction Easement (Staging Area) that is located at the south end of Oak Avenue Park. A 1,004 s.f. portion of the Temporary Construction Area is overlapped by the permanent pipeline easement. 78 Smith & Associates, Inc.
In addition, 1,571 s.f. is to remain open to the public the entire time the project is under construction. The remaining 3,135 s.f. of the TCE will be for exclusive use during construction. According to Ms. Mary Rogren, the Project is expected to be completed in 6 months once construction begins.
LARGER PARCEL DESCRIPTIONS
Pilarcitos Creek Larger Parcel
This Larger Parcel (outlined in yellow) is a portion of the larger Pilarcitos Creek and consists of four assessors parcels identified as APN’s 056‐300‐170, 210, 220, and 056‐141‐990. Its location is from the northern bank of Oak Avenue Park to the southern bank of the Safeway Parking lot in the City of Half Moon Bay, California. It measures 3.41 acres and has steep banks and a creek bottom and from our observation, is completely overgrown with trees and shrubs from bank to bank. It has been identified by the City of Half Moon Bay as Open Space with a Conservation overlay. However, a small portion of this Larger Parcel lies within Heskin Avenue that may have municipal utilities. Heskin Avenue and Oak Avenue Park provide access to the Larger Parcel and from our observation, this larger parcel is not served by municipal utilities.
Pilarcitos Creek Larger Parcel
Oak Avenue Park Larger Parcel
This Larger Parcel is the Oak Avenue Public Park and consists of three assessors parcels identified as APN’s 056‐141‐950, 960 and 970. Its location is from the northern edge of Oak Avenue to the fence that borders Pilarcitos Creek in the City of Half Moon Bay, California. It measures 1.65 acres and is generally level to gently sloping and has been improved with lawn areas, the Naomi Patridge Trail, restroom buildings, play structures, and planted areas. Oak Avenue is the access to the park, and it is served with all municipal utilities.
Oak Avenue Park Larger Parcel
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Oak and Pilarcitos Avenues Transportation Corridor Larger Parcel This Larger Parcel consists of two streets that extend from Kelly Avenue and terminate at the western end of Oak Avenue Park. The two streets are Oak and Pilarcitos Avenues and as public streets (transportation corridor) have a defined boundary and are used for vehicle access to the numerous residential and park developments in the Pilarcitos Neighborhood. The portion of this transportation corridor that is Pilarcitos Avenue is a 50 ft. wide by 1,280 ft. long public street. Oak Avenue is a 40 ft. wide residential street that is 415 ft. long and along its norther curb, is the Oak Avenue Park. The size of the Transportation Corridor is 1.85 acres. Developments adjacent to these two streets consist of single family and multiple family residences and the streets themselves are of average quality and condition. Together, these the transportation corridor has an “L” configuration.
Oak and Pilarcitos Avenues – Larger Parcel
Legal Description
We were not provided with Preliminary Report. However, from County Records the three larger parcels are vested in: The City of Half Moon Bay.
Easements, Encroachments & Adverse Conditions:
During our inspection of the three larger parcels, we did not observe any easements or encumbrances.
However, from discussions with our client, Coastside County Water District, there is an existing pipeline easement that will be abandoned under Pilarcitos Creek. Its exact location is unknown.
In addition, we observed several manholes in Oak and Pilarcitos Avenues indicating that there are likely to be utility easements within these two public streets.
If there are easements and encumbrances within any of the three larger parcels, it is our opinion, they do not appear to influence the existing or future use of the three larger parcels; as a creek, a public park, or public streets.
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Off‐Site Utilities
All three larger parcels have off‐site improvements that consist of some of the following improvements:
asphalt paved, city maintained, streets with concrete curbs, gutters, sidewalks, and streetlights. In the case of the Pilarcitos Creek Larger Parcel, Heskin Avenue may be asphalt paved and maintained by the city, but it lacks concrete curbs, gutters, and sidewalks. Utilities that are available include natural gas, electric service, water, storm drain, sanitary sewer, and telephone.
Site Hazards
According to FEMA Map 06081C0260E dated 10/16/2012, Oak Avenue Park and Oak and Pilarcitos Avenues Larger Parcels lie in Zone X outside a known flood hazard zone area. The Pilarcitos Creek Larger Parcel is a creek and within Zone A, an area subject to periodic flooding during heavy rains.
FEMA Flood Hazard Map
Earthquake Hazard Zone
The three larger parcels are not in a known earthquake fault hazard area.
Hazardous Materials
During our inspection we did not observe any hazardous materials or evidence of soil contamination.
Conclusion
If vacant and available for development, only the Oak Avenue Park Larger Parcel might have development potential. Given its level topography, size, and the fact there are municipal utilities at the site, supports the possibility of developing the property. However, it is located adjacent to a known riparian corridor (Pilarcitos Creek) that requires 50‐ft. setback from the top‐of‐bank which is unknown at the time of the appraisal. Therefore, a feasibility study is necessary to determine an area that could support structures on the property. The Pilarcitos Creek and Oak and Pilarcitos Avenues Larger Parcels cannot support development as one is a creek that floods during times of heavy rains and is a protected riparian corridor.
Oak and Pilarcitos Avenues Larger Parcel consists of two public streets that are unlikely to be abandoned in the foreseeable future. Therefore, we consider their overall development potential of all three larger parcels is very minimal.
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GENERAL PLAN AND ZONING
Pilarcitos Creek Larger Parcel
This larger parcel has a General Plan designation of Open Space and its Zoning is OS‐C, Open Space – Conservation. According to the City’s Planning Department, these are in conformance with one another.
Half Moon Bay has three open space zoning districts, and this larger parcel has the Conservation Open Space (OS‐C) designation. This district designates areas for the preservation of important riparian and wildlife habitat, and limits activities to pedestrian trails with amenities limited to trash receptacles and benches. Development standards within these districts emphasize the protection of coastal resources and recreational opportunities.
Zoning
The OS‐C, Conservation Open Space District is a district that establishes areas for the preservation of important riparian and wildlife habitat areas within the city. Activities are limited to pedestrian trails only with amenities limited to trash receptacles and benches.
In conclusion, development within this larger parcel is unlikely according to the planning department however the one use that is allowed a public trail.
Oak Avenue Park Larger Parcel
This larger parcel has a General Plan designation of High Density Residential, 8.1‐25.0 dwelling units per acre and its Zoning is M‐3, Multiple Residential.
The High Density Residential designation applies to areas suitable for multi‐family or high‐density single‐ family development of densities as high as one dwelling unit for every 1,500 feet of lot area. It is found near the center of the city, close to the downtown area, as well as at the Canada Cove Mobile Home Park.
Zoning
The Multifamily. R‐3, multifamily residential zoning district is a two family residential designation that allows for one dwelling unit per 1,500 s.f. of lot area with a minimum lot area of 5,000 s.f. and a maximum building height of 20 ft. for a single story building and 28 ft. for a two story structure. Allowable uses are duplexes, triplexes, condominium, and townhome projects.
According to the City’s Planning Department, these are in conformance with one another. However, planners have discussed the fact that the new General Plan may change the land use to Park. However, this change has not occurred as of the date of this appraisal.
Oak and Pilarcitos Avenues Transportation Corridor ‐ Larger Parcel These two streets are public right‐of‐way/transportation corridors that are owned and maintained by the City of Half Moon Bay’s Public Works Departments. As such they do not have general plan or zoning designation. The typical methodology in valuing transportation corridors is the “cross the fence” method that assumes, if the streets were vacant and available for development, the land use designations for these streets would be the same as those developable parcels directly adjacent to them, that is High 82 Smith & Associates, Inc.
Density Residential and R‐3, Multifamily Residential. Therefore, the two streets are assumed to have the High Density Residential general plan designation and the Multifamily. R‐3, Multifamily residential zoning for this appraisal.
TAXES AND ASSESSMENTS
The three larger parcels are owned by The City of Half Moon Bay and are not subject to property taxes. If, however, the Oak Avenue Park Larger Parcel were sold to a private entity, the new owner would be subject to property taxes under the guidelines of Proposition 13. The other two larger parcels are not likely to sell to a private entity because one is a riparian corridor and a creek as the other consists of two public streets serving the residential developments in this neighborhood.
The passage of Proposition 13, in June of 1978, upon the transfer of a property, projected real estate taxes are based on 1% of full cash value plus any amount necessary to satisfy general obligation bonds or other indebtedness approved by voters prior to July 1, 1978. Proposition 13 also maintains a maximum 2% annual increase in assessed value. A prudent buyer understands the implications of Proposition 13.
DESCRIPTION OF THE PROPOSED EASEMENTS
We are appraising a 7,817 s.f. Permanent Pipeline Easement and a Temporary Construction Easement (TCE) that totals 5,750 s.f.
The Permanent Pipeline Easement will start in an area of the park identified on the map as the HDD Exit Pit. This proposed easement will be 20 ft. wide and will be dug 40 ft. below the surface of the Pilarcitos Creek and then surface in the rear parking lot of the Safeway Store within the Strawflower Village Retail Center. The proposed easement will be far below the level of the creek bed and is not expected to harm the riparian corridor that is the creek.
The easement is split into two areas. The first is the 6,002 s.f. area under Pilarcitos Creek and the second area is 1,817 s.f. located in the Oak Avenue Park and overlaps a portion of the Temporary Construction Easement. These two areas are shown by red hash marks.
The Temporary Construction Easement (TCE) is split between three areas. There are 1,044 s.f. of the TCE that overlaps the permanent easement. A 1,571 s.f. area is the non‐exclusive portion of the TCE that is required to remain open to the public as it includes a public trail and a paved path area in the park. A 3,135 s.f. exclusive TCE area is for the construction crew to store equipment and materials.
The TCE will be used for 6 months and then returned to the City of Half Moon Bay. Any damage to the existing park and street improvements within the TCE will be repaired and/or replaced by the construction contractor.
Additionally, there is a 18,169 s.f. existing pipeline easement in an unknown area but within the Pilarcitos Creek Larger Parcel. This existing easement will be abandoned and relinquished back to the City of Half Moon Bay. The client has requested that we value this Relinquishment Area as an off‐set to the value of the acquisitions.
The following Proposed Staging Area and Easements Map shows the Permanent Pipeline Easement in red and the Temporary Construction Easement outlined by black dashed lines. The green area is the portion of the TCE to remain open to the public. A copy is also contained in the Addenda. 83 Smith & Associates, Inc.
Conclusion of the Effect of the Project
The impact of the project on the three Remainder Parcels in the after condition is negligible. The Pilarcitos Creek Remainder Parcel will not be disturbed as the proposed pipeline will be installed with horizontal drilling and will be 40 feet underground. The Oak and Pilarcitos Avenues Transportation Corridor in the street will be repaired if damaged and a portion of both streets will remain open for the public to use during construction. Additionally, when the project is completed, its size and use as the access street for the surrounding residential development will not change. When the project is complete, the Oak Avenue Park Remainder Parcel’s surface will be replaced in kind. The use and development potential of the Oak Avenue Park Remainder Parcel in the after condition will not change.
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PART 3 – MARKET ANALYSIS AND HIGHEST AND BEST USE
MARKET CONDITIONS
The three larger parcels are in the Pilarcitos Neighborhood that is built out with a mixture of high density and single family residential housing. Although one of the larger parcels is a riparian corridor/creek, we will focus on Half Moon Bay’s residential market. Given the small size of Half Moon Bay, and the limited number of homes within the city, the residential data is limited. Our source for data is the movoto.com web site, residential reports issued by the brokers of the Nagel Team at Keller Williams Peninsula Estates brokerage, Coldwell Banker, and San Mateo County Economic Development Association.
Economy
As of October 2020 San Mateo, County reported a 6.0% unemployment rate with a gross labor pool of 454,700 persons. This is the 6th lowest unemployment rate by county in the State of California and the lowest in the nine Bay Area Counties. Comparatively the unemployment rate in the U.S. is 6.6% and, in the State, is 9.0%.
Many of the residents in Half Moon Bay are employed in the major cities within San Mateo County that lie along the U.S. 101 corridor. The overall vacancy is 6.8% in the office, R&D, and industrial sectors.
Additionally, there were 88 deals of Mega VC funding for new “Unicorn” companies, those private companies that are valued at $2 billion dollars or more. The County is home to 12 of the fastest growing companies in the Bay Area, 16 of the top employers are in San Mateo, and 19 of the largest private companies are headquartered in San Mateo. Given the ease of commuting over State Route 92 that connects Half Moon Bay to Belmont and other peninsula cities, Half Moon Bay is considered a bedroom community to the employment centers of the county.
Residential Market
From the December 3rd Housing Inventory report for San Mateo County, from Keller Williams brokerage, shows that the prices for Single Family homes increase 7.7% and Luxury Single Family homes gained
5.25%. However, the Condo/Townhome sales declined modestly by 1.8% and the Luxury Condo/Townhome units declined 1.5%.
The Movoto.com November Housing Report states that the Half Moon Bay residential market has 11 listings at a median sale price of $1,499,000 which is an increase of 22% but down 3% from the median one year ago. According to Coldwell Banker, there are two new listings and eight one‐month old listings for single family homes and only three condominiums/townhomes listings in available in Half Moon Bay.
Prices for multifamily condos range from $595,000 to $751,000. According to the brokers we interviewed, the reason that there is little inventory in the residential market in Half Moon Bay, is that there has been an exodus of families and county residents into Half Moon Bay from the more densely populated cities along the US 101 corridor and many homes and condos are being bought without being inspected because many residents now work from home, and are required to Shelter In Place because of Covid19 virus, that they no longer need to be in densely populated urban environments. The result is that there are little housing availabilities which has increased demand and pricing for the available housing units in the city.
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Land
Generally, there are few available vacant open space, residential lots, and multifamily parcels within the City of Half Moon Bay. Most of our land transactions have taken place from 2016 to 2020 and we were able to confirm several land sales that reflect land values for all three larger parcels.
Open Space land sales range from 31 acres down to 0.38 acres and three are in Half Moon Bay, one in San Gregorio, and one in Pescadero. These sales sold from 2016 to March 2020 and the price per square foot ranges from $0.30 to $0.96. If the Pilarcitos Larger Parcel were available on the open market, it is likely that it would sell within this price per square foot range.
The land sales that were used to value the Oak Avenue Park Larger Parcel and the Oak and Pilarcitos Avenue Transportation Corridor ‐ Larger Parcel ‐ range in size from 4,792 s.f. to 10,000 s.f. The sale prices of these sales range from $43.83/s.f. to $150.00/s.f. and sold from January 2017 to July 2019. If these two larger parcels were available, we would expect them to sell towards the high end of this range.
Conclusion
Available vacant land parcels are scarce in the city of Half Moon Bay and prices appear to be increasing over the last 12 to 18 months. The Covid19 virus has had a positive impact on land values by increasing demand from urban residents moving into the area to escape the densely populated urban centers, where the population is a lot denser. Thus, there is an exodus to more rural areas of the county resulting in increased demand for housing and vacant land parcels to develop for housing.
HIGHEST AND BEST USE
Definition
The reasonably probable and legal use of vacant land or an improved property, that is physically possible, appropriately supported, financially feasible, and that results in the highest value. The four criteria the highest and best use must meet are 1) legal permissibility; 2) physical possibility; 3) financial feasibility; and 4) maximum productivity.
Discussion
Highest and Best Use is an important and fundamental step in the valuation process. The conclusions in this section determine the type of comparable data gathered and procedures used in the valuation analysis. Accordingly, the market value estimate of a given property could be significantly impacted by a variance in the conclusion of highest and best use.
The following factors have been considered in analyzing the Larger Parcel's highest and best use:
a. the Larger Parcel's physical characteristics
b. the Larger Parcel’s location
c. the Larger Parcel’s current General Plan and Zoning d. neighborhood and area trends
e. supply and demand; and
f. motivation of the probable purchaser.
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Highest and best use of land or a site as though vacant assumes that a parcel of land is vacant or can be made vacant by demolishing the improvements. With this assumption, uses that create value can be identified, and the appraiser can begin to select comparable properties and estimate land value.
Pilarcitos Creek Larger Parcel – Highest and Best Use
Legally, this larger parcel is zoned for open space, has a riparian corridor overlay, and physically its topography includes top of bank, creek banks, and flowing water at the bottom of the creek. According to the land use designations, the only development allowed is a trail. Therefore, we conclude this larger parcel’s Highest and Best Use is to remain as open space and a riparian corridor.
Oak Avenue Park Larger Parcel – Highest and Best Use
“As Vacant”
Physically, this larger parcel is irregularly configured, mostly level, and has all municipal utilities stubbed to the site. It has a General Plan designation of High Density Residential, 8.1‐25.0 dwelling units per acre and its Zoning is M‐3, Multiple Residential which are conforming. Given the demand in the multifamily market in Half Moon Bay, it is reasonable that a high density residential project could be built on this site.
However, the setbacks from the top of bank of Pilarcitos Creek, that border its northern property line could make development unrealistic and at this time it is too subjective to conclude that the site is developable. A feasibility study is needed to see if the site could support multifamily development.
Therefore, it is our opinion that this larger parcel’s Highest and Best Use is to remain vacant until a feasibility study is complete to determine if the site can be developed as a high density residential development.
“As Improved”
This larger parcel is improved as a public park and according to the city planning department, this use is not likely to change in the foreseeable future. Therefore, the highest and best use of this larger parcel “As Improved” is to remain as a public park.
Oak and Pilarcitos Avenues Larger Parcel – Highest and Best Use This larger parcel consists of two city streets and is considered a transportation corridor. Physically, it is unlikely that these two streets could support any type of development. However, the methodology in valuing a transportation corridor is to research the land use designations of those properties immediately adjacent to the corridor and apply the across the fence appraisal method. In this case, the land use is high density residential. For this appraisal, if the streets were abandoned and available for development, the Highest and Best Use of this larger parcel would be for high density residential development.
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PART 4 – METHODOLOGY AND VALUATION
APPRAISAL METHODOLOGY
Three methods of valuation are generally recognized in the appraisal of real estate: The Income, the Sales Comparison, and the Cost Approaches. The Income and Cost approaches are not commonly used for unimproved land. The proposed acquisitions do not negatively affect the improved property, so the improved property is not appraised. We are only appraising the land for the acquisitions.
SALES COMPARISON APPROACH – LAND VALUATION
The most common way of estimating land value is the Sales Comparison Approach in which recent sales or offerings of vacant land with similar characteristics as the three larger parcels are gathered and analyzed. Typically, the values indicated by the comparable sales are calculated on a unit of comparison such as sale price per square foot of land area. Though open space land is typically valued on the per acre unit of comparison, per the clients request, we have converted the price per acre into a price per square foot.
Separate comparable land sales were gathered and confirmed for the Pilarcitos Larger Parcel and other comparable land sales for the Oak Avenue Park and the Oak and Pilarcitos Avenues Larger Parcels. This is because they have separate highest and best uses. The land sales data for these three larger parcels are presented in a Land Sales Summary Table for each larger parcel valuation. All the comparable land sales have been verified to the extent possible, generally with a buyer, seller or broker involved in the transaction. Recorded deeds have been reviewed and City Planners have been interviewed to determine appropriate land uses.
Pilarcitos Creek Larger Parcel – Valuation
The following table shows four land sales that have similar characteristics to the larger parcel. According to their zoning designations all four may have development potential. However, all four have some type of water feature that is similar to the larger parcel.
Through the appraiser’s analysis, judgment, and experience, a final opinion of fair market value is then made after evaluating the similarities and differences of each comparable to the larger parcel’s gross land area.
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Sale Current or
LOCATION Date Buyer Sq. Ft. Sale Price Proposed
NO. APN Doc No. Seller Acres Price Per S.F. Zoning Development Subj. Pilarcitos Creek Area N/A N/A 148,540 N/A N/A OS-C None Oak Avenue City of Half Moon Bay 3.410 None
Half Moon Bay
056-141-990
056-300, 017, 021, 022
1 Pescadero Crk. Rd 03/09/20 Titus 64,469 $62,000 $0.96 PAD/CZ Raw Lot Pescadero 20902 Trinity Grace LLC 1.480 S.M. Cnty Possible home site. 088-100-110
2 Por. 1570 La Honda Rd. 01/24/20 Pen. Open Space Trust 1,364,299 $1,067,000 $0.78 PAD/CZ The site consits of a crk, San Gregorio 6236 Plilomena Llc 31.320 S.M. Cnty open space, and some 081-250-010 agr. Farming
3 Pilarcitos Avenue 04/26/17 Floyd 16,553 $8,500 $0.51 R-3 Raw Lot Half Moon Bay 35788 Wilcut 0.380 Multiple Fam. Possible home site. 056-141-130 Residential
4 Lobitos Crk. Rd 08/15/16 Leff 135,036 $40,000 $0.30 PAD Raw Lot Half Moon Bay 80766 Bettencourt 3.100 S.M. Cnty Possible home site. 066-310-120
LAND SALES SUMMARY TABLE - OPEN SPACE LAND
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LAND SALES LOCATION MAP
LAND SALES LOCATION MAP
SALE 1 is a 1.48 acre interior site located along Pescadero Creek Road in unincorporated San Mateo County. This is a small parcel that borders the street and has the Pescadero Creek running along its eastern boundary between it and the road. There is a flat area that could be used for day camping. It sold in February 2020 for $62,000 or $0.96/s.f.
SALE 1
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SALE 2 is a portion of a parcel that is located at 1570 La Honda Road in San Gregorio, unincorporated San Mateo County. It is a 31.32 acre site that has good frontage and three types of topographical features.
The first is San Gregorio Creek that lies along this parcel’s southern boundary. The Second is unusable raw land that is wooded, and the third is agricultural land that is being farmed with row crops. The buyer purchased the property to encumber it with an open space easement to preserve the property. Its land use is Agricultural, and it sold in January 2020 for $1,067,000 or $0.78/s.f.
SALE 2
SALE 3 is a 0.38 acre interior site located along Pilarcitos Avenue, two parcels south from the Pilarcitos Creek Larger Parcel. It has good street frontage, all municipal utilities available, but it is unknown if there is a developable area on the property because Pilarcitos Creek runs through the parcel along the eastern property line. It sold in April 2017 for $8,500 or $0.51/s.f.
SALE 3
SALE 4 is a 3.10 acre irregularly configured corner property, in southern unincorporated San Mateo County, south of the Pilarcitos Creek Larger Parcel. This property could support a residence as there are level areas within its boundaries, and it has Lobitos Creek running through most of the parcel. It sold in August 2016 for $40,000 or $0.30/s.f.
SALE 4
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Analysis and Conclusion
The Pilarcitos Creek Larger Parcel has significant site constraints previously discussed that limit its development potential to a public trail. Therefore, its concluded fair market value should reflect limited use and utility. Additionally, there are few if any sales of creeks as they are typically protected by cities and counties as open space, prohibiting structures within their boundaries.
All the sales appear to have some, if only minor, development potential as they are not zoned as Open Space. Sales 1 and 2 are the most recent transactions and they both lie in county areas away from urban services. Sale 1 is along a county road and the site may have a flat area to support a cabin or a home. Sale 2 has an agricultural land use and is being farmed as of the date of sale. The price per square foot of these two sales warrant a downward adjustment for superior land use. An upward adjustment to both sales is necessary for its rural county location.
Sale 3 is in the same neighborhood as the larger parcel and it too has superior development potential.
However, it requires a feasibility study and a site survey to show where a home may be located on the site. Because of its proximity to this larger parcel, we gave it substantial weight in our analysis.
Sale 4 also has superior land use and there does appear to be level areas that would support a home on the property. The price per square foot is adjusted downward for superior development potential.
However, an upward adjustment is necessary for its rural county location away from urban services.
The Pilarcitos Creek Larger Parcel has good size, but no level area to support development. In addition, its land use prohibits any structures within the creek bed (riparian corridor). All the sales were given consideration but Sale 3, given its proximity, and lack of a level area to support a structure, is given most weight. Given all the site constraints of the larger parcel, we would conclude a price per square foot towards the low end of the range at $0.50/s.f. This equates to an estimated Fair Market Value for the Pilarcitos Creek Larger Parcel at $74,270 as calculated below.
3.41 acres x 43,560 s.f. = 148,540 s.f.
148,540 s.f. x $0.50/s.f. = $74,270
This price per square foot will be used to value the proposed Permanent Pipeline Easement that lies within this larger parcel.
Oak Avenue Park Larger Parcel – Valuation
This larger parcel is a public park and is a special use property. Valuing a Public Park invokes the concept of Replacement Parkland, under Sections 5400 – 5409 of the California Public Resources Code.
Replacement Parkland addresses the replacement cost (fair market value) of substitute park land property of similar utility in the same general neighborhood. The underlying reasoning of the applicable statute appears to be one of enabling the entity operating the park sufficient compensation or land, or both, to replace the park land and the facilities thereon (park preservation). The applicable approach to estimating replacement parkland value is the Sales Comparison Approach. This approach involves a comparison of the subject property with other properties which have sold in the open, competitive market, located close to the larger parcel. These transactions serve the primary function of providing a unit of comparison (in this case it is the price per square foot), and it is used to estimate an independent opinion of value of replacement park land under this approach.
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Replacement Parkland value is defined under California Public Resources Code Sections 5400‐5409 and it states the following:
“The cost of acquiring substitute park land of comparable characteristics and of substantially equal size located in an area which would allow for use of the substitute park land and facilities by generally the same persons who used the existing park land and facilities, and the cost of acquiring substitute facilities of the same type and number, plus the cost of development of such substitute park land, including the placing of such substitute facilities thereon.”
The purpose of valuing the Oak Avenue Park Larger Parcel in the before condition, is to assess what the dollar value is of replacing 1.65 acres of park land, within the Pilarcitos Neighborhood.
Market Data
The Oak Avenue Park’s land use has not changed in sometime as it has a High Density Residential general plan designation and a R3, Multifamily Residential zoning. We have researched the neighborhood of the Oak Avenue Park and found four transactions nearby, three of these transactions have the R3 zoning and are located close to the Oak Avenue Park Larger Parcel. These four sales sold from January 2017 to July 2019 and range in size from 0.110 acres to 0.230 acres. There sale prices on the price per square foot range from $43.83 to $150.00 and are shown on the following table. 93 Smith & Associates, Inc.
Sale Current or
LOCATION Date Buyer Sq. Ft. Sale Price Proposed
NO. APN Doc No. Seller Acres Price Per S.F. Zoning Development Subj. Oak Avenue Park N/A N/A 71,874 N/A N/A R-3 Public Park Half Moon Bay City of Half Moon Bay 1.650 Multiple None 056-141-950,960,970 Family
Residential
RP 1 NEC Pilarcitos and 7/24/2019 Higdon 7,841 $797,000 $101.65 R-3 Vacant Lot Laurel Avenues 57926 Babich 0.180 Multiple Fam 1 Residence Half Moon Bay Residential
056-141-330
RP 2 415 Purissma St 05/03/18 Pro. Pen. Properties 10,000 $1,500,000 $150.00 C-D 1 Residence Half Moon Bay 33665 Giannini 0.230 Com'l Dev. Redevelop with 056-164-050 Commercial uses
RP 3 Kelly Avenue 4/14/2017 Cabrera 6,098 $310,000 $50.83 R-3 Vacant Lot Half Moon Bay 32992 Sukimoto Rev. Trust 0.140 Multiple Fam 1 Residence 056-141-430 Residential
RP 4 SEC Pilarcitos & Pine Ave. 1/20/2017 Paguia 4,792 $210,000 $43.83 R-3 Vacant Lot Half Moon Bay 005900 Ebersole Jr. 0.110 Multiple Fam 1 Residence 056-141-340 Residential
LAND SALES SUMMARY TABLE - REPLACEMENT PARKLAND
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REPLACEMENT PARKLAND LAND SALES
LOCATION MAP
REPLACEMENT PARK LAND SALE 1: is a 0.180 acre site located on the eastern side of Pilarcitos Avenue in Half Moon Bay and is approximately ¼ mile south of the larger parcel. This is a level, rectangular shaped corner property surrounded by single‐family and multifamily residences. The site has the same land use designation as the larger parcel, high density residential, and might support 3‐5 units according to zoning.
It sold for $797,000 in July 2019 ($101.65/s.f.) Since that time, the buyer has received approvals from the city for a triplex project and is now relisted for $950,000 ($121.16/s.f.).
Replacement Parkland Sale 1
REPLACEMENT PARK LAND SALE 2: is a 0.230 acre site located on the east side of Hwy 1 in the southern portion of Half Moon Bay’s downtown core. This property has an 860 s.f. older structure (built in 1902) in average condition that is on the street frontage. Additionally, there are two other structures that appear to be garages in unknown condition. Using only the main structure’s size, the coverage is 8.6% and because of the low site coverage, the property is likely to be redeveloped. This parcel is zoned commercial development. It sold in May 2018 for $1,500,000 or $150.00/s.f.
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Replacement Parkland Sale 2
REPLACEMENT PARK LAND SALE 3: is a 0.140 acre site located on Kelly Avenue, one parcel in from the corner of Pilarcitos and Kelly Avenues and in Half Moon Bay. This site is approximately ½ mile south of the larger parcel. As with Sale 1, this parcel is level, rectangular shaped corner property surrounded by single‐ family and multifamily residences. The site has the same land use designation as the larger parcel, high density residential, and might support 3‐5 units according to zoning. It sold in April 2017 for $310,000 or $50.83/s.f.
Replacement Parkland Sale 3
REPLACEMENT PARK LAND SALE 4: is a 0.110 acre site at the southeast corner of Pilarcitos and Pine Avenues about 1/3 of a mile south of the larger parcel in Half Moon Bay. As with Sales 1 and 3, this parcel is level, rectangular shaped corner property surrounded by single‐family and multifamily residences. The site has the same land use designation as the larger parcel, high density residential, and might support 3‐ 5 units according to zoning. It sold in January 2017 for $210,000 or $43.83
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Analysis and Conclusion
Of the four land sales shown on our table, Sales 1, 3, and 4 are in the Pilarcitos Neighborhood, and close to the Oak Avenue Park Larger Parcel. These three sales have the same land use designation, Multiple Family residential, and are given the most weight in our analysis of the price per square foot of land to value the park land that is being acquired. Sales 3 and 4 are older transactions and warrant an upward adjustment as land prices have increased since 2017. Sale 1 is an older sale and would warrant a modest upward adjustment. In addition, they are smaller than the larger parcel and would require a downward adjustment.
Sale 2 is in the southern portion of the City’s downtown core and has a commercial land use designation and is given some weight. Because is it has a commercial zoning its price per square foot requires a downward adjustment.
The Oak Avenue Park has good size, is mostly level area and has municipal utilities in the adjacent street.
Sales 1, 2 and 3, given that they are in the same neighborhood as the larger parcel, are given most weight.
Sale 1 is the most recent sale and at $101.65/s.f. is a good indication of the price per square foot one would have to pay to replace the land that is Oak Avenue Park. Therefore, we would conclude $100.00/s.f.
This equates to an estimated Fair Market Value for the Oak Avenue Park Larger Parcel at $7,187,400 as calculated below.
1.65 acres x 43,560 s.f. = 71,874 s.f.
71,874 s.f. x $100.00/s.f. = $7,187,400
This price per square foot will be used to value the proposed Permanent Pipeline Easement that lies within this larger parcel.
Oak and Pilarcitos Avenues Larger Parcel – Transportation Corridor Valuation The Oak and Pilarcitos Avenues Larger Parcel consists of two public streets and is considered a transportation corridor. As discussed before, this transportation corridor has finite borders and measures approximately 1.85 acres. The typical methodology in valuing transportation corridors is the cross‐the‐ fence method where the land uses adjacent to the street are used to indicate what the streets’ development potential would be if the transportation corridor were vacant land and could be assembled with the adjacent properties. The adjacent land uses are Residential; therefore, we will use recent residential land sales to value this larger parcel and the portion of the proposed Temporary Construction Easement that lies within these two streets.
Market Data
The market data we will use for this valuation was previously discussed in the prior replacement park land value, as Sales 1, 3, and 4 of that table are in the same neighborhood and are zoned for residential development, and two of the three are located south of the project’s proposed temporary construction easement location. As a result, the fair market value of this larger parcel is the same as what we concluded for the Oak Avenue Park Larger Parcel, at $100.00/s.f. and this unit of value will be applied our estimate of the fair market value of the Temporary Construction Easement. The fair market value of this larger parcel is $8,058,600 as shown by our calculations that follow.
1.85 acres x 43,560 s.f. = 80,586 s.f.
80,586 s.f. x $100.00/sf. = $8,058,600
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VALUATION OF THE EASEMENTS
The Coastside County Water District is proposing a Pipeline Easement that measures 7,815 s.f. However, this easement is divided into two areas, 6,002 s.f. that lies within the Pilarcitos Creek Large Parcel and 1,815 s.f. that lies within the Oak Avenue Park Larger Parcel.
Additionally, the project requires a Temporary Construction Easement (TCE) and Staging Area of 5,750 s.f.
This TCE is divided into three areas; a 1,571 s.f. non‐exclusive TCE area, a 3,135 s.f. exclusive TCE area, and 1,044 s.f. where the proposed pipeline easement overlaps the TCE. We have deducted this 1,044 s.f. from the TCE area so as not to double count as compensation for this area is included with the permanent pipeline easement.
Valuation of the Proposed Pipeline Easement within the Pilarcitos Creek Larger Parcel According to the Coastside County Water District, the proposed pipeline easement that lies within the Pilarcitos Creek Larger Parcel, measures 6,002 s.f. An easement is typically valued based on the rights being acquired from the fee simple estate, expressed as a percentage of fee value. The proposed pipeline will be built approximately 40 feet underground, then maintained and managed by the Coastside County Water District and the easement will not affect the surface or banks of the creek. The fee owner, the City of Half Moon Bay, will still be able to maintain the creek as a riparian corridor. The rights being acquired are relatively minor, which we are estimating at 20% of fee value. The fair market value of this 6,002 s.f. portion of the proposed pipeline easement is calculated as its size times the value of the land times the interest being acquired.
6,002 s.f. x $0.50/s.f. x 20% = $600
Valuation of the Proposed Pipeline Easement within the Oak Avenue Park Larger Parcel The portion of the proposed pipeline easement that lies within Oak Avenue Park measures 1,815 s.f. The value of this portion of the easement is based on $100.00/s.f. as previously analyzed. The fair market value of this portion of the proposed pipeline easement is calculated as its size times the value of the land times the interest being taken. In our opinion, the interest being taken is slightly higher than the interest of the underground portion of this easement because there is a small area where the surface of the park is being affected during construction. Therefore, we are estimating the interest being acquired is 25% of fee value.
1,815 s.f. x $100.00/s.f. x 25% = $45,375
Valuation of the Temporary Construction Easement (TCE)
The Temporary Construction Easement lies within Oak Avenue Park and within the two public streets, Oak Avenue and Pilarcitos Avenue. In our prior analysis we valued these two larger parcels at $100.00 per square foot. This unit value will be used to value the 1,571 s.f. non‐exclusive TCE area and the 3,135 s.f. exclusive portion of the proposed TCE. Again, we are not valuing the 1,044 s.f. of the TCE that overlaps the pipeline easement because it is included in the value of the pipeline easement, we previously valued.
The project requires that the 1,571 s.f. non‐exclusive easement be open to the public. This is because some of the area is a public trail and some of the area is landscaped plantings and is open to the public.
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The 3,135 s.f. exclusive portion of the TCE is not open to the public and is reserved for a 6‐month construction period that allows the construction company to store material and equipment in this area of the TCE. This area is shown by black dashed lines on the map.
TCE’s are generally valued based on the rental of the land for the duration of the TCE, in this case 6 months.
Land rent can be estimated by applying an appropriate rate of return to the fee land value. Rates of return on high density residential land as well as commercial property generally range in the 5% to 8% range. We are using a 7% rate of return on land value to conclude a market rent for the land as payment for the TCE’s.
The following table shows the calculations in valuing the non‐exclusive and exclusive TCE’s. The exclusive use of the TCE is appraised at 100% of the rental value and the non‐exclusive TCE is appraised at 25% of the rental value. The indicated fair market value for the non‐exclusive and exclusive portions of the proposed TCE are calculated below.
Valuation of the Existing Pipeline Easement to be Abandoned and Relinquished Our client has requested that we value an existing pipeline easement so they can relinquish it back to the fee owner and use the fair market value of this easement to offset the cost in acquiring the new pipeline easement. This existing pipeline easement lies within Pilarcitos Creek and measures 18,169 s.f. It is valued at the same $0.50/s.f. value as the Pilarcitos Creek Larger Parcel that it encumbers and at the same fee interest (20%). The fair market value of this existing easement to be relinquished is calculated below.
Summary
The fair market value of the proposed acquisition less the relinquished land is $57,000 (rounded) as shown on the following summary table.
TCA Annual
Land Fee Value Duration Rate of Interest
Property Area Per Sq. Ft. Years Return Acquired Total
Park Land ‐ Maintain Pedestrian Access 1,571 s.f. $100.00 0.5 7% 25% $1,375 Park Land/Street ‐ Unencumbered 3,135 s.f. $100.00 0.5 7% 100% $10,973 Total Fair Market Value $12,347
Land Fee Value Interest
Property Area Per Sq. Ft. Relinquished Total
Riparian Land 18,169 s.f. $0.50 20% $1,817
Pipeline Easement Acquisition $45,975
Temporary Construction Easement Acquisition $12,347
Pipeline Easement Relinquished ‐$1,817
Total Compensation $56,505
Rounded To: $57,000
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FAIR MARKET VALUE CONCLUSION
Based on the investigation and analysis, it is our opinion that the Fair Market Value of the proposed acquisition less the relinquished land, subject to the attached General Assumptions and Limiting Conditions, Extraordinary Assumptions, and Hypothetical Conditions, as of November 30, 2020 is: $57,000 100
ADDENDA
Certification
General Assumptions and Limiting Conditions
Glossary
Staging and Easement Map
Appraiser Resumes
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CERTIFICATION
We certify that to the best of our knowledge and belief:
1. The statements of fact contained in this report are true and correct.
2. The reported analyses, opinions, and conclusions are limited only by the reported assumptions and limiting conditions and are our personal, impartial, and unbiased professional analyses, opinions, and conclusions.
3. We have no present or prospective interest in the property that is the subject of this report and no personal interest with respect to the parties involved.
4. We have no bias with respect to the property that is the subject of this report or to the parties involved in this assignment.
5. Our engagement in this assignment was not contingent upon developing or reporting predetermined results.
6. The use of this report is subject to the requirements of the Appraisal Institute relating to review by its duly authorized representatives.
7. Our compensation for completing this assignment is not contingent upon the development or reporting of a predetermined value or direction in value that favors the cause of the client, the amount of the value opinion, the attainment of a stipulated result, or the occurrence of a subsequent event directly related to the intended use of this appraisal.
8. Our analyses, opinions, and conclusions were developed, and this report has been prepared in conformity with, the Uniform Standards of Professional Appraisal Practice, and the Code of Professional Ethics and Standards of Professional Appraisal Practice of the Appraisal Institute.
9. William Schnitzer, ASA made a personal inspection of the property that is the subject of this report.
10. As of the date of this report, Terry S. Larson, MAI has completed the continuing education program for Designated Members of the Appraisal Institute.
11. As of the date of this report, William Schnitzer, ASA has completed the continuing education program for American Society of Appraisers.
12. No one provided significant real property appraisal assistance to the persons signing this certification.
13. We have performed no services, as an appraiser or in any other capacity, regarding the property that is the subject of this report within the three‐year period immediately preceding acceptance of this assignment.
Terry S. Larson, MAI William Schnitzer, ASA
State Certified General Real Estate Appraiser State Certified General Real Estate Appraiser California License AG007041, Exp. 11/30/2022 California License AG006766, Exp. 03/31/2023
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GENERAL ASSUMPTIONS AND LIMITING CONDITIONS
1. The appraisers assume no responsibility for the legal description provided for matters pertaining to the legal or title considerations. The title is assumed to be good and marketable, and the property is appraised free and clear of any encumbrances unless otherwise stated. It is assumed that the property is under responsible ownership and management.
2. Information, estimates, and opinions furnished to the appraiser(s) and contained in this report were obtained from sources considered reliable and believed to be true and correct. However, the appraisers give no warranty of the accuracy of such items furnished by others.
3. The appraisers are not required to give testimony or appear in court in connection with this appraisal unless prior arrangements have been made.
4. The sketches, maps, plats, and exhibits in this report are included to assist the reader in visualizing the property. The appraisers have made no survey of the property and assume no responsibility in connection with such matters.
5. The appraisers assume that there are no hidden or unapparent conditions of the property, subsoil, or structures, which would render it more or less valuable. The appraisers assume no responsibility for such conditions or for engineering which might be required to discover such factors.
6. The appraisers assume the property is in full compliance with all applicable federal, state, and local environmental regulations and laws unless non‐compliance is stated, defined, and considered in the appraisal. The appraisers assume the property contains no hazardous materials or substances.
7. The appraisers assume all required licenses, certificates of occupancy, consents, and other legislative or administrative authority from any local, state, or national government or private entity or organization have been or can be obtained or renewed for any use on which the value opinions contained in the report are based.
8. The appraisers assume that the property complies with applicable zoning requirements, use regulations, and other restrictions unless a lack of conformity has been stated, defined, and considered in the appraisal report.
9. Any allocation of the total value opinion stated in this report between the site and improvements applies only to the stated program of use. The separate values allocated to the site and improvements may not be used in connection with any other appraisal and are invalid if so used. Any value opinions provided in the appraisal report apply to the entire property and any proration or division of the total into fractional interests will invalidate the value opinion unless such proration or division of interests has been stated in the report.
10. Disclosure of the contents of the appraisal report is governed by the Code of Professional Ethics of the Appraisal Institute and is subject to peer review.
11. The appraisers assume that the site and improvements are contained within the boundaries or property lines of the property described and that there are no encroachments unless noted in this report.
12. If only preliminary plans and specifications were available for use in the preparation of this assignment, then this appraisal is subject to a review of the final plans and specifications when available (at additional cost) and the appraisers reserve the right to amend this appraisal if substantial deviations exist.
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GENERAL ASSUMPTIONS AND LIMITING CONDITIONS (Continued)
13. The dates of value to which the opinions expressed in this report apply are set forth in this report.
The appraisers assume no responsibility for economic or physical factors occurring at some point later, which may affect the opinions stated herein. The forecasts, projections, or operating estimates contained herein are based on current market conditions and anticipated short‐term supply and demand factors and are subject to change with future conditions.
14. This appraisal was prepared for the sole and exclusive use of the client for the intended use outlined in this report. Any party who is not the client or intended user identified in the appraisal or the engagement letter is not entitled to rely upon the contents of this appraisal without the express written consent of Smith & Associates, Inc. The appraisers assume no obligation, liability, or accountability to any third party.
15. The Americans with Disabilities Act (ADA became effective January 26, 1992. The appraisers have not made a specific compliance survey and analysis of this property to determine whether or not it is in conformity with the various detailed requirements of the ADA. It is possible that a compliance survey of the property, together with a detailed analysis of the requirements of the ADA, could reveal that the property is not in compliance with one or more of the requirements of the Act. If so, this fact could have a negative impact on the value of the property. Since the appraisers have no direct evidence relating to this issue, possible non‐compliance was not considered in estimating the value of the property.
16. No part of the appraisal report (nor any copy of it) shall be used for any purpose by any party except the client without the previous written consent of the appraisers. No portion of the appraisal report may be reproduced. The report shall not be used for advertising, public relations, news, or other media without the consent of the appraisers.
17. Acceptance and/or use of this appraisal report by the client or any third party constitutes acceptance of the previously stated assumptions and limiting conditions.
EXTRAORDINARY ASSUMPTIONS
1. None.
HYPOTHETICAL CONDITIONS
1. California Government Code Section 7267.2 sets forth the obligations for a public entity to appraise and attempt to negotiate the purchase of real property that is sought to be acquired for a public project. Section 7267.2(a)(1) provides in pertinent part: A decrease or increase in the fair market value of real property to be acquired prior to the date of valuation caused by the public improvement for which the property is acquired, or by the likelihood that the property would be acquired for the improvement, other than that due to physical deterioration within the reasonable control of the owner or occupant, shall be disregarded in determining the compensation of the property. This is a hypothetical condition as it is contrary to what is known in the “before” condition since we are excluding known facts regarding the project for purposes of the analysis.
2. For California eminent domain appraisals, the fair market value of the property in the “after” condition recognizing the project as completed is a hypothetical condition, as the project does not currently exist, but must be analyzed in order to consider potential severance damages and benefits. 104
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GLOSSARY
Sources: The Dictionary of Real Estate Appraisal, 6th Edition, the Uniform Standards of Professional Appraisal Practice (USPAP), and the California Code of Civil Procedure.
ABSOLUTE NET LEASE
A lease in which the tenant pays all expenses including structural maintenance, building reserves, and
management; often a long‐term lease to a credit tenant. (Dictionary)
AS‐IS MARKET VALUE
The estimate of the market value of real property in its current physical condition, use, and zoning as of the appraisal date. (Dictionary)
ASSUMPTION
That which is taken to be true. (USPAP)
BENEFIT
Benefit to the remainder is the benefit, if any, caused by the construction and use of the project for which the property is taken in the manner proposed by the plaintiff whether or not the benefit is caused by a portion of the project located on the part taken. (California Code of Civil Procedure, 1263.430)
CASH EQUIVALENCY
An analytical process in which the sale price of a transaction with nonmarket financing or financing with unusual conditions or incentives is converted into a price expressed in terms of cash or its equivalent. (Dictionary)
CLIENT
The party or parties who engage, by employment or contract, an appraiser in a specific assignment. The client may be an individual, group, or entity, and may engage and communicate with the appraiser directly or through an agent. (USPAP)
CONDOMINIUM
A multiunit structure, or a unit within such a structure, with a condominium form of ownership. (Dictionary)
CONSERVATION EASEMENT
An interest in real estate restricting future land use to preservation, conservation, wildlife habitat, or some combination of those uses. A conservation easement may
permit farming, timber harvesting, or other uses of a rural nature as well as some types of conservation‐oriented development to continue, subject to the easement. (Dictionary)
COVERAGE
The proportion of the net or gross land area of a site that is occupied by a building or buildings. (Dictionary)
DAMAGE
Damage to the remainder is the damage, if any, caused to the remainder by either or both of the following:
a) The severance of the remainder from the part taken.
b) The construction and use of the project for which the property is taken in the manner proposed by the plaintiff whether or not the damage is caused by a portion of the project located on the part taken. (California Code of Civil Procedure, 1263.420)
DEED RESTRICTION
A provision written into a deed that limits the use of land.
Deed restrictions usually remain in effect when title passes to subsequent owners. (Dictionary)
DEPRECIATION
A loss in property value from any cause; the difference between the cost of an improvement on the effective date of the appraisal and the market value of the improvement on the same date. (Dictionary)
EASEMENT
The right to use another’s land for a stated purpose. (Dictionary)
EFFECTIVE AGE
The age of property that is based on the amount of observed deterioration and obsolescence it has sustained, which may be different from its chronological age. (Dictionary)
EFFECTIVE DATE
1) The date on which the appraisal or review opinion applies. (SVP) 2) In a lease document, the date upon which the lease goes into effect. (Dictionary)
EFFECTIVE RENT
Total base rent, or minimum rent stipulated in a lease, over the specified lease term minus rent concessions; the rent that is effectively paid by a tenant net of financial concessions provided by a landlord. (Dictionary)
EXCESS LAND
Land that is not needed to serve or support the existing use.
The highest and best use of the excess land may or may not be the same as the highest and best use of the improved parcel. Excess land has the potential to be sold separately and is valued separately. (Dictionary)
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EXPOSURE TIME
Estimated length of time that the property interest being appraised would have been on the market prior to the hypothetical consummation of a sale at market value on the effective date of the appraisal; a retrospective opinion based on an analysis of past events assuming a competitive and open market. (USPAP)
EXTRAORDINARY ASSUMPTION
An assumption, directly related to a specific assignment, as of the effective date of the assignment results, which if found to be false, could alter the appraiser’s opinions or conclusions. Extraordinary assumptions presume as fact otherwise uncertain information about physical, legal, or economic characteristics of the subject property; or about conditions external to the property, such as market conditions or trends, or about the integrity of data used in an analysis. The use of Extraordinary Assumptions might have affected the assignment results. (USPAP)
EXTERNAL OBSOLESCENCE
A type of depreciation; a diminution in value caused by negative external influences and generally incurable on the part of the owner, landlord, or tenant. The external influence may be temporary or permanent. (Dictionary)
FAIR MARKET VALUE
The fair‐market value of the property taken is the highest price on the date of valuation that would be agreed to by a seller, being willing to sell but under no particular or urgent necessity for so doing, nor obliged to sell, and a buyer, being ready, willing and able to buy but under no particular necessity for so doing, each dealing with the other with full knowledge of all the uses and purposes for which the property is reasonably adaptable and available.
The fair‐market value of property taken for which there is no relevant, comparable market is its value on the date of valuation as determined by any method of valuation that is just and equitable. (California Code of Civil Procedure, 1263.320)
The fair market value of the property taken shall not include any increase or decrease in the value of the property that is attributable to any of the following:
a. The project for which the property is taken.
b. The eminent domain proceeding in which the property is taken.
c. Any preliminary actions of the plaintiff relating to the taking of the property. (California Code of Civil Procedure, 1263.330)
FEE SIMPLE ESTATE
Absolute ownership unencumbered by any other interest or estate, subject only to the limitations imposed by the governmental powers of taxation, eminent domain, police power, and escheat. (Dictionary)
FLOOR AREA RATIO (FAR)
The relationship between the above‐ground floor area of a building, as described by the zoning or building code, and the area of the plot on which it stands; in planning and zoning, often expressed as a decimal, e.g., a ratio of 2.0 indicates that the permissible floor area of a building is twice the total land area. (Dictionary)
FULL SERVICE GROSS LEASE
A lease in which the landlord receives stipulated rent and is obligated to pay all of the property’s operating and fixed expenses; also called a full service lease. (Dictionary) FUNCTIONAL OBSOLESCENCE
The impairment of functional capacity of improvements according to market tastes and standards. (Dictionary)
GROSS BUILDING AREA (GBA)
1) Total floor area of a building, excluding unenclosed areas, measured from the exterior of the walls of the above grade area. This includes mezzanines and basements if and when typically included in the market area of the type of property involved. 2) Gross leasable area plus all common areas. 3) For residential space, the total area of all floor levels measured form the exterior of the walls and including the superstructure and substructure basement; typically, does not include garage space. (Dictionary)
GROUND LEASE
A lease that grants the right to use and occupy land.
Improvements made by the ground lessee typically revert to the ground lessor at the end of the lease term. (Dictionary)
HIGHEST & BEST USE
1) The reasonably probable use of property that results in the highest value. The four criteria that the highest and best use must meet are legal permissibility, physical possibility, financial feasibility, and maximum productivity.
(Dictionary)
HYPOTHETICAL CONDITION
A condition, directly related to a specific assignment, which is contrary to what is known by the appraiser to exist on the effective date of the assignment results but is used for the purpose of the analysis. Hypothetical conditions are contrary to known facts about physical, legal, or economic characteristics of the subject property; or about conditions or trends; or about the integrity of data used in an analysis.
The use of Hypothetical Conditions might have affected the assignment results. (USPAP)
INTENDED USE
The use or uses of an appraiser’s reported appraisal or appraisal review assignment opinions and conclusions, as identified by the appraiser based on communication with the client at the time of the assignment. (USPAP)
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INTENDED USER
The client and any other party as identified, by name or type, as users of the appraisal or appraisal review report by the appraiser on the basis of communication with the client at the time of the assignment. (USPAP)
INDUSTRIAL GROSS LEASE
A type of modified gross lease of an industrial property in which the landlord and tenant share expenses. The landlord receives stipulated rent and is obligated to pay certain operating expenses, often structural maintenance, insurance, and real property taxes as specified in the lease.
There are significant regional and local differences in the use of this term. (Dictionary)
JUST COMPENSATION
In condemnation, the amount of loss for which a property owner is compensated when his or her property is taken.
Just compensation should put the owner in as good a position pecuniarily as he or she would have been if the property had not been taken. (Dictionary)
LARGER PARCEL
In governmental land acquisitions and in valuation of charitable donations of partial interests in property such as easements, the tract or tracts of land that are under the beneficial control of a single individual or entity and have the same, or an integrated, highest and best use. Elements for consideration by the appraiser in making a
determination in this regard are contiguity, or proximity, as it bears on the highest and best use of the property, unity of ownership, and unity of highest and best use. In most states, unity of ownership, contiguity, and unity of use are the three conditions that establish the larger parcel for the consideration of severance damages. In federal and some state cases, however, contiguity is sometimes subordinated to unitary use. (Dictionary)
LEASED FEE INTEREST
The ownership interest held by the lessor, which includes the right to receive the contract rent specified in the lease plus the reversionary right when the lease expires. (Dictionary)
LEASEHOLD INTEREST
The right held by the lessee to use and occupy real estate for a stated term and under the conditions specified in the lease. (Dictionary)
LESSEE (TENANT)
One who has the right to occupancy and use of the property of another for a period of time according to a lease agreement. (Dictionary)
LESSOR (LANDLORD)
One who conveys the right of occupancy and use to others under a lease agreement. (Dictionary)
LIMITING CONDITION
A law, regulation, guideline, or other condition that can affect the scope of work of a valuation or review assignment. (Dictionary)
MARKET ANALYSIS
The study of the supply and demand in a specific area for a specific type of property. (Dictionary)
MARKET RENT
The most probable rent that a property should bring in a competitive and open market reflecting all conditions and restrictions of a specified lease agreement including rental adjustment and revaluation, permitted uses, use
restrictions, expense obligations, term, concessions, renewal and purchase options and tenant improvements (TIs). (Dictionary)
MARKET VALUE “AS IF COMPLETE”
A hypothetical scenario representing the market value of the property with all proposed construction, conversion or rehabilitation completed under specified hypothetical conditions as of the date of the appraisal.
MARKET VALUE “AS IF STABILIZED”
A hypothetical scenario representing the market value of the property at a current point in time when all improvements have been physically constructed and the property has been leased to its optimum level of long term occupancy under specified hypothetical conditions as of the date of the appraisal.
MARKETING TIME
An opinion of the amount of time it might take to sell a real or personal property interest at the concluded market value level during the period immediately after the effective date of the appraisal. Marketing time differs from exposure time, which is always presumed to precede the effective date of an appraisal. (Advisory Opinion 7 of the Appraisal Standards Board of the Appraisal Foundation and
Statement on Appraisal Standards No. 6, “Reasonable Exposure Time in Real Property and Personal Property Market Value Opinions” address the determination of reasonable exposure and marketing time.) (Dictionary)
MODIFIED GROSS LEASE
A lease in which the landlord receives stipulated rent and is obligated to pay some, but not all, of the property’s operating and fixed expenses. Since assignment of expenses varies among modified gross leases, expense responsibility must always be specified. In some markets, a modified gross lease may be called a double net lease, net net lease, partial net lease, or semi‐gross lease. (Dictionary)
PARTIAL INTEREST
Divided or undivided rights in real estate that represent less than the whole, i.e., a fractional interest such as a tenancy in common, easement, or life interest. (Dictionary)
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PARTIAL TAKING
The taking of part of a property interest for public use under the power of eminent domain; requires the payment of compensation. (Dictionary)
PHYSICAL DETERIORATION
The wear and tear that begins when a building is completed and placed into service. (Dictionary)
PROSPECTIVE OPINION OF VALUE
A value opinion effective as of a specified future date. The term does not define a type of value. Instead, it identifies a value opinion as being effective at some specific future date. An opinion of value as a prospective date is frequently sought in connection with projects that are proposed, under construction, or under conversion to a new use, or those that have not yet achieved sellout or a stabilized level of long‐term occupancy. (Dictionary)
REMAINDER PARCEL
In condemnation, that portion of a larger parcel remaining in the ownership of the property owner after the partial taking. (Dictionary)
REMAINING ECONOMIC LIFE (REL)
The estimated period over which existing improvements are expected to contribute economically to a property; an estimate of the number of years remaining in the economic life of a structure or structural components as of the effective date of the appraisal; used in the economic age‐ life method of estimating depreciation. (Dictionary)
RENTABLE BUILDING AREA
For office or retail building, the tenant’s pro rata portion of the entire office floor, excluding elements of the building that penetrate through the floor to the areas below. The rentable area of a floor is computed by measuring to the inside finished surface of the dominant portion of the permanent building walls, excluding any major vertical penetrations of the floor. Alternatively, the amount of space on which the rent is based; calculated according to local practice. (Dictionary)
REPLACEMENT COSTS
The estimated cost to construct, at current prices as of a specific date, a substitute for the building or other improvements, using modern materials and current
standards, design, and layout. (Dictionary)
REPRODUCTION COSTS
The estimated cost to construct, at current prices as of the effective date of the appraisal, an exact duplicate or replica of the building being appraised, using the same materials, construction standards, design, layout, and quality of workmanship and embodying all of the deficiencies, super‐ adequacies, and obsolescence of the subject building. (Dictionary)
RETROSPECTIVE VALUE OPINION
A value opinion effective as of a specified historical date.
The term retrospective does not define a type of value.
Instead, it identifies a value opinion as being effective at some specific prior date. Value as of a historic date is frequently sought in connection with property tax appeals, damage models, lease renegotiation, deficiency judgments, estate tax, and condemnation. Inclusion of the type of value with this term is appropriate, e.g., “retrospective market value opinion.” (Dictionary)
SANDWICH LEASEHOLD ESTATE
The interest held by the sandwich leaseholder when the property is subleased to another party; a type of leasehold estate. (Dictionary)
SCOPE OF WORK
The type and extent of research and analyses in an appraisal or appraisal review assignment. (USPAP)
SURPLUS LAND
Land that is not currently needed to support the existing use but cannot be separated from the property and sold off for another use. Surplus land does not have an independent highest and best use and may or may not contribute value to the improved parcel. (Dictionary)
TAKING
The acquisition of a parcel of land through condemnation. (Dictionary)
TRIPLE NET (NET NET NET) LEASE
An alternative term for a type of net lease. In some markets, a net net net lease is defined as a lease in which the tenant assumes all expenses (fixed and variable) of operating a property except that the landlord is responsible for structural maintenance, building reserves, and
management; also called NNN lease, triple net lease, or fully net lease. (Dictionary)
USABLE BUILDING AREA
The area that is actually used by the tenants, measured from the inside of the exterior walls to the inside of the walls separating the space from hallways and common areas. (Dictionary)
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OAK AVE
PILARCITOS AVE
CYPRESS AVE
SAN MATEO RD
SAFEWAY
CVS
BURGER
KING
HIGHWAY 1
APN 056-300-170
APN 056-141-960
WILLOW AVE
PILARCITOS CREEK APN 056-300-210
APN 056-300-150
APN 056-040-999
APN 056-040-998
APN 056-300-220
APN
056-141-950
APN
056-141-970
ROW (TYP.)
PROPERTY LINE
(TYP.) (E) 8" W
(E) 4" W
(E) 8" W
HDD
EXIT PIT
PEDESTRIAN
BRIDGE
(E) 8" W CROSSING
TO BE ABANDONED
PROPOSED 20'EASEMENT HMB
MUSICH, LCC
PROPOSED 20'
EASEMENT CITY OF
HALF MOON BAY
HDD EXIT STAGING AREA
HDD ENTRY
STAGING AREA
ROW (TYP.)
PIPE ASSEMBLY
AREA
20' WATER EASEMENT
PER INST NO 84051212REC MAY 11, 1984
CONTRACTOR IS REQUIRED TO
MAINTAIN PEDESTRIAN ACCESS
TO THE PEDESTRIAN BRIDGE AT
ALL TIME DURING CONSTRUCTION
OTHER THAN DURING PULLBACK.
ABANDONED 6" DIP W
COASTSIDE COUNTY WATER
DISTRICT, EASEMENT,RECORDED AUGUST 1, 1963.NOTE: THIS EASEMENT IS NOT ANENCUMBRANCE TO ANYPROPERTIES.
Coastside County Water District
Half Moon Bay, CA
September 2020
EKI B80108.11
0 200 100
(Scale in Feet)
N
Legend:
ROW /Property LineExisting Water Line
Exhibit A
Proposed Staging Areas and Easements
Proposed Water Line
Abbreviations:APN Assessor's parcel number
DIP Ductile Iron Pipe
(E) Existing(N) New
ROW Right-of-Way
TYP. TypicalW Water
Notes:
1. All locations are approximate.
Approximate Creek Flow Line
Proposed Permanent Easement - HMBMusich, LCCProposed Permanent Easement - City of Half Moon Bay
Staging Area
Existing Water Easement, recordedMay 11, 1984Unencumbered Water Easement recorded August 1, 1963
Question 2:1571 SF
Question 1:Park Area 1815 SF
Question 1:Riparian Area 6002 SF
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Certified General Real Estate Appraiser
California BREA Appraiser License No. AG007041
Terry S. Larson, MAI
Partner
QUALIFICATIONS
Terry Larson has been a professional real estate appraiser and consultant in Northern California since 1981. He concentrates his work in the San Francisco Bay Area and Sacramento Regions, but has performed national assignments in over twenty states.
Terry began his career with American Appraisal Associates, the largest full service valuation firm in the world, providing valuation services for real estate, personal property, and intangible business assets. As manager of the Northern California Real Estate Valuation Group, his territory covered California and assignments across the country.
Upon joining Smith & Associates in 1997, Terry built a group of appraisers that emphasize litigation support, eminent domain, partial interest valuations and special purpose properties, including airport appraisals. With over $2 billion in annual valuations, Smith & Associates has two offices to serve client needs: Danville in the San Francisco Bay Area and Folsom in the Sacramento Region.
Terry regularly provides litigation support services for property analysis and valuation, deposition and expert witness testimony, and arbitration and mediation services in disputes regarding real estate values, fair rental rates and related matters.
Property types valued and analyzed include the following:
Commercial – Retail, Office, Apartments, Hotels and Restaurants Industrial – Warehouse, Industrial, R&D, Mini‐Storage, Manufacturing Plants, Truck Facilities, Cross Docks and Corporate Campuses
Vacant Land – Industrial, Commercial, Agricultural, Residential, Mitigation and Aviation Specialty – Golf Courses, Mixed‐Use Projects, Food Processing, Jet Hangars, Fixed Base Operations, Senior Housing, RV Parks, Right‐of‐Way, Easements, Detrimental Conditions, Partial Interests, Eminent Domain, Residential Subdivisions, Arbitration, Mediation and Appraisal Reviews
Legal – Litigation Support, Deposition and Expert Witness Testimony WORK HISTORY
1997 – Present Partner Smith & Associates, Inc.
1996 – 1997 Commercial Realtor Cornish & Carey, Investment Services Group 1988 – 1996 Senior Appraiser Hulberg & Associates, Inc. 1981 – 1988 Appraisal Manager American Appraisal Associates, Inc.
EDUCATION
University of Oregon, Eugene, OR
Bachelor of Science, School of Business Finance
Appraisal Institute Courses
Real Estate Appraisal Principles • Basic Valuation Procedures • Capitalization Theory and Techniques • Standards of Professional Practice • Case Studies in Real Estate Valuation • Valuation Analysis and Report Writing • Uniform Standards of Professional Appraisal Practice (USPAP) • Case Studies in California Eminent Domain • Federal and State Laws and Regulations • The Appraisers Workfile • Appraisals for Estate Tax Purposes • Valuations of Partial Interests • Fractional Interest and Business • California’s Condemnation Process • Appraisal of Nursing Facilities • Right of Way Acquisitions • Uniform Appraisal Standards for Federal Land Acquisitions (Yellow Book)
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Terry S. Larson, MAI
Appraisal Institute Litigation Professional Development Program The Appraiser as an Expert Witness • Litigation Appraising • Condemnation Appraising International Right of Way Association Courses
Appraisal of Partial Acquisitions • Eminent Domain Law, Basics for Right of Way • Issues in Eminent Domain Valuation • Telecommunications and Rights of Way PROFESSIONAL AFFILIATIONS
Appraisal Institute, MAI No. 11046
International Right of Way Association, Member No. 2508 Appraisal Institute, Northern California Chapter
Board of Directors, 2014 – 2016
Nominating Committee, 2016
Chair of the Commercial Appraisal Symposium, Unique Properties, 2016 – 2017 Spring Litigation Conference Committee, 2016 – 2017
Volunteer of Distinction, 2018
SPEAKING ENGAGEMENTS
Santa Clara County Brokers Association, Role of the Real Estate Appraiser, 2008 SW Chapter American Association Airport Executives, Appraisal/Lease Negotiations, 2011 Appraisal Institute Spring Litigation Conference, Subsurface Easements, 2013 IRWA Chapter 42 Annual Spring Conference, Appraiser Right of Way Debate, 2014 CLE Eminent Domain Conference, Temporary Construction Easements, 2014 IRWA Chapter 42 Annual Spring Conference, Agency/Owner Appraisal Issues, 2015 Appraisal Institute Workshop, Transit Oriented Development and Rail Projects, 2016 Appraisal Institute Commercial Symposium, Unique Properties, Competency, 2016 CLE Eminent Domain Conference, Income Approach in Eminent Domain, 2017 Appraisal Institute Commercial Symposium, Unique Properties, Scoping and Bidding, 2017 IRWA Chapter 2 Workshop, Income Approach in Eminent Domain, 2018 CLE Eminent Domain Conference, Choosing Comparable Sale & Rental Data, 2019 EXPERT WITNESS TESTIMONY
Terry has testified in dozens of cases including eminent domain representing agencies and private property owners, fire damage, diminution in value, contract fraud, breach of contract, land slide and breach of fiduciary responsibilities in real estate transactions.
Terry is a qualified Expert Witness in Superior Court for Santa Clara, Contra Costa, Alameda, Marin, Monterey and Sacramento Counties. He has testified at the San Mateo County Tax Board regarding the Redwood Shores Special Assessment District with an estimated value of $1 billion and testified in Santa Clara County Criminal Court as a percipient witness in a real estate fraud case.
CLIENTS
Clients include banks and other lenders, developers, attorneys, CPA’s, private property owners, and government agencies including cities and counties, the State of California, and the Federal Government.
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Certified General Real Estate Appraiser
California BREA Appraiser License No. AG006766
William C. Schnitzer, ASA
SUMMARY
William C. Schnitzer has been appraising commercial and residential property in the nine‐county Bay Area for ±32 years and has been with his current employer, Smith & Associates, Inc. since June 2000.
He specializes in all types of properties, including commercial, industrial, retail, and vacant land as well as conservation easements and mitigation land. He also concentrates on valuations for Right‐of‐ Way and Eminent Domain purposes throughout the San Francisco Bay Area and the Central Valley.
Mr. Schnitzer received his Bachelor’s degree from Western Washington University in 1976 and has been a Certified General Real Estate Appraiser with the State of California for the past ±26 years. In 2004, he became an Accredited Senior Appraiser with the American Society of Appraisers in the specialized field of Real Property/Urban. In addition to these educational accreditation, he served as a Board Member in the San Francisco Chapter of the American Society of Appraisers and was its Chapter Discipline Director from 2004‐2009 and its Chapter President, Official Director from 2007‐ 2008.
Property types valued and analyzed include the following:
Single and Multi‐Family Residential
Vacant Land – Improved and Unimproved
Commercial – Retail, Industrial and Office
Rental and Market Surveys
Condemnation and Right‐Of‐Way Appraisals
Part‐Takes and Easement Valuations
Special Assessment District Valuations
WORK HISTORY
2000 – Present Senior Appraiser Smith & Associates, Inc., Danville, CA 1999 – 2000 Associate Appraiser Ashley, Chapman & DeVoe, Hayward, CA 1998 – 1999 Associate Appraiser Kleczewski & Associates, Oakland, CA 1987 – 1998 Senior Appraiser Roland, Burchard & Associates, Walnut Creek, CA
EDUCATION
Western Washington University, Bellingham, WA
Bachelor of Arts, Economics & Interdisciplinary Studies Appraisal Institute Courses
Principles and Practice of Real Estate • Capitalization Theory Part A & B • Case Studies in Real Estate Valuation • Valuation Analysis & Report Writing • Easement Valuation • Standards of Professional Practice, Parts A & B • Appraisal Practices for Litigation • Highest and Best Use, Eminent Domain • Federal and State Laws and Regulations Workshop • Valuation of Partial Interests, and Uniform Appraisal Standards for Federal Land Acquisitions (Yellow Book Standards)
International Right‐of‐Way Association Courses
Course 402 Appraisal of Partial Acquisitions
College‐Level Courses
Principles of Appraisal I and II, Diablo Valley College • Real Estate Appraisal Principles, University of California at Berkeley • Financial Planning, Vista College • Small Business Administration, University of California at Berkeley • Environmental Impact Statement Writing, Western Washington State University 112
William C. Schnitzer, ASA
PROFESSIONAL AFFILIATIONS
Appraisal Institute, General Associate, M88‐1584, 1987 – 2004 International Right of Way Association, Member No. 238117, 2001 – 2007 American Society of Appraisers, ASA, Real Property Urban, No. 058012 American Society of Appraisers, Candidates Chairman, 2009 American Society of Appraisers, Discipline Chairman, Real Property Urban, 2004 – 2009 American Society of Appraisers, Chapter President and Ex Official Director, 2007 – 2008 ASSIGNMENTS OF INTEREST
California High Speed Rail – Project Manager for a 24‐mile section of the California High Speed Rail Project, consisting of Partial Interest and Easement acquisitions on 18 agricultural properties.
Modesto Irrigation District – Project Manager for the Westley‐Rosemore 230 Kv Transmission Line Project consisting of Parial Interest and Easement acquisitions on 34 agricultural and commercial properties.
Western Area Power Administration – Project Manager for the Sacramento Voltage Support Project consisting of Partial Interest and Easement acquisitions over 57 agricultural, residential and commercial properties. Senior Appraiser for the 81‐mile Los Banos to Coalinga Path 15 500 Kv Transmission Line Project consisting of Partial Interest and Easement acquisitions over 85 agricultural, residential, and commercial properties.
BART – We are one of two firms approved for appraisal and expert witness services for the next 5 years.
Projects include the Earthquake Safety Program and Warm Springs Extension and vacant and improved properties with consideration of damages. Provided appraisals of surplus BART properties for sale.
City of San Jose – Senior Appraiser providing appraisal services for the Public Works and Finance Departments for acquisition appraisals for the San Jose International Airport, and Redevelopment Department. Appraisals include vacant land and improved properties, full and part‐takes, for projects including a road widening, a police station, a library, airport hangar, and disposition of surplus land.
City of Pleasanton – Appraised several land parcels for public improvement projects, full and part‐takes in the downtown core.
City of Fremont – Provide on‐going appraisal services including land and improved properties for full and part‐ takes. Kato Road Grade Separation Project.
Santa Clara Valley Transportation Authority (VTA) – Appraisal services for the Light Rail Project in Santa Clara County. Completed over 50 assignments that include full takes, part takes and easements including the Warren‐Mission BART line extension project.
Solano County Public Works – Senior Appraiser on a 25‐property road‐widening project that included full and part take acquisitions.
City of Sacramento – Senior Appraiser on several land appraisals totaling over 4,000 acres and 8 ownerships for the Cosumnes River Blvd. & I‐5 Interchange Project. Part‐takes for a connector street between I‐5 & Franklin crossing over the proposed Delta Shores Planned Community.
EXPERT WITNESS APPRAISALS AND TRIAL SUPPORT
Mr. Schnitzer provided appraisal services and additional data research, verification, as well as Exhibit production for the law firm of Wendel Rosen Black & Dean in Oakland representing the Santa Clara Valley Transportation Authority (VTA) who condemned land from a 500,000 s.f. Corporate Campus in Mountain View for a highway off‐ramp project.
Mr. Schnitzer provided appraisal services and additional data research, verification, as well as Exhibit production for the law firm of Brisco Ivester & Bazel in San Francisco to represent Braddock & Logan when a school district condemned land from a 300 unit residential subdivision.
CLIENTS
A complete list of appraisal clients is available upon request. 113
BUSINESS OF THE COUNCIL OF THE CITY OF HALF MOON BAY
AGENDA REPORT
For meeting of: April 19, 2022
TO: Honorable Mayor and City Council
VIA: Bob Nisbet, City Manager
FROM: Jessica Blair, Communications Director/City Clerk TITLE: DISPLAY OF THE MENTAL HEALTH AWARENESS FLAG FOR THE MONTH OF MAY 2022 AT CITY HALL TO COMMEMORATE MENTAL HEALTH AWARENESS MONTH ______________________________________________________________________________ RECOMMENDATION:
Adopt a resolution authorizing display of the Mental Health Awareness Flag at City Hall for the month of May 2022.
FISCAL IMPACT:
There is no fiscal impact associated with this item.
STRATEGIC ELEMENTS:
This recommendation supports the Inclusive Governance element of the Strategic Plan.
BACKGROUND:
In May 2020, the City Council formally adopted a flag policy which established that the City’s flagpoles are not intended to be a forum for free expression by the public.
The adopted flag policy contains the following directives:
1. Flags shall be displayed in accordance with federal and state laws and regulations.
2. Authorizes the City Manager to order that the City flag be lowered to half-staff in honor of a City / County employee killed in the line of duty.
3. Commemorative or Ceremonial Flags:
• Can only be displayed on the City Flag flagpole located at City Hall. • The display of any commemorative or ceremonial flags will be subject to Council approval by resolution and will serve as an expression of the City’s official sentiments.
• The City will not display a commemorative or ceremonial flag based on a request from a third party, nor will the City use its flagpoles to sponsor the expression of a third party.
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Following a request to display a flag commemorating Mental Health Awareness Month, this proposed resolution is before the Council according to the policy adopted.
DISCUSSION:
The City Council of the City of Half Moon Bay wishes to express its support for mental health awareness in the United States, and specifically on the Coastside.
National Mental Health Awareness Month provides an opportunity for communities to work together to bring awareness to and break through the stigma surrounding mental health illness. The display of the green mental health awareness flag serves to express the City’s official support of the importance of mental health awareness.
Over the course of the month, the City will share Mental Health Mondays on social media and additional mental health resources on all communications channels. Additionally, staff is planning a Mental Health First Aid Training for the community for some time in May.
ATTACHMENT:
Mental Health Awareness Flag Resolution
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RESOLUTION NO. C-2022-__
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF HALF MOON BAY AUTHORIZING THE DISPLAY OF THE MENTAL HEALTH AWARENESS FLAG FOR THE MONTH OF MAY 2022 AT CITY
HALL TO COMMERORATE MENTAL HEALTH AWARENESS MONTH
WHEREAS, the City Council of the City of Half Moon Bay wishes to express its support for mental health awareness in the United States, and specifically on the Coastside, and WHEREAS, the display of the green mental health awareness flag serves to express the City’s official support of the importance of mental health awareness, and WHEREAS, the City’s flagpoles are not intended to be a forum for free expression by the public, and
WHEREAS, the Mental Health Awareness Flag will be flown for the month of May 2022 at City Hall.
NOW, THEREFORE BE IT RESOLVED, that the City Council of the City of Half Moon Bay hereby authorizes the display of the Mental Health Awareness Flag on the City flagpole located in front of City Hall for the month of May 2022 in support of Mental Health Awareness month. ***************************************************************** I, the undersigned, hereby certify that the foregoing Resolution was duly passed and adopted on the 19th day of April 2022 by the City Council of Half Moon Bay by the following vote:
AYES, Councilmembers:
NOES, Councilmembers:
ABSENT, Councilmembers:
ABSTAIN, Councilmembers:
ATTEST: APPROVED:
___________________________ _____________________________ Jessica Blair, City Clerk Debbie Ruddock, Mayor
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BUSINESS OF THE COUNCIL OF THE CITY OF HALF MOON BAY
AGENDA REPORT
For meeting of: April 19, 2022
TO: Honorable Mayor and City Council
VIA: Robert Nisbet, City Manager
FROM: John Doughty, Public Works Director
Jill Ekas, Community Development Director
TITLE: APPEAL OF THE PLANNING COMMISSION’S DECISION TO APPROVE A COASTAL DEVELOPMENT PERMIT FOR 880 STONE PINE ROAD, CITY CORPORATION YARD UPGRADE PROJECT, FILE NO. PDP-21-053
______________________________________________________________________________ RECOMMENDATION:
Conduct a public hearing on the City Corporation Yard Upgrade Project, PDP-21-053, with particular attention to the two matters brought forth on appeal and approve the proposed project by resolution based on the findings in Exhibit A and subject to the Conditions of Approval in Exhibit B, by taking the following actions:
1. Acknowledge the adopted IS/MND and Mitigation Monitoring and Reporting Program and that the matters under consideration with this appeal do not trigger the need to recirculate or do supplemental environmental review; and
2. Consider the matter brought forth on appeal; and
a. Uphold the appeal with respect to the location of the wildlife corridor fencing in accordance with the City’s biologist’s recommendations as originally presented to the Planning Commission; and
b. Deny the appeal with respect to the configuration of the access drive; and
3. Thereby, approve PDP 21-053 including a Coastal Development Permit, Site and Design Review and Tree Removal Permit for the City of Half Moon Bay Corporation Yard Upgrade Project at 880 Stone Pine Road.
FISCAL IMPACT:
Unless Council requires significant changes to the project design, there is no fiscal impact associated with this item because this project is included in the City’s budget.
STRATEGIC ELEMENT:
This action supports all Elements of the Strategic Plan which include Fiscal Sustainability, Healthy Communities and Public Safety, Inclusive Governance, and Infrastructure and Environment.
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BACKGROUND:
On March 3, 2020, the City Council authorized the City Manager to execute a Purchase and Sale Agreement (the “PSA”) to acquire the property with the intention of continued use for a corporation yard, habitat restoration, passive open space uses such as a multi-use pathway, with allowances for small-scale agricultural operations. The negotiated purchase price (based on appraisal) was $2,180,000. Council directed staff to determine suitable funding options for the purchase and improvement of the property.
On July 21, 2020, the Council authorized staff to apply for funding through the State of California Infrastructure and Economic Development Bank (iBank) and accept the obligation payable to iBank for financing the purchase of the property and planned enhancements, subject to iBank approval. The Council also adopted a resolution declaring its official intent to reimburse expenditures related to the acquisition from the proceeds of the financing. The acquisition from POST will need to first be completed and recorded, prior to reimbursement from iBank using financing proceeds. Future safety and security improvements will also be eligible for reimbursement from iBank, up to a total of $3.2 million. The IBank loan closed in December 2020. Under conditions of the loan agreement, all proceeds must be expended no later than August 1, 2022.
On March 29, 2022, the Half Moon Bay Planning Commission adopted a Mitigated Negative Declaration and approved a Coastal Development Permit, Architectural and Site Design Review, and Tree Removal Permits for the City of Half Moon Bay Corporation Yard Upgrade Project. The item had been duly noticed for a public hearing for March 22, 2022; and the Planning Commission continued the item to a date certain of March 29, 2022 upon the request of the Public Works Director. When the Commission acted on the item on March 29th, it approved the Coastal Development Permit with a condition that modified the project description. The modification included expanding an uplands portion of a wildlife corridor area, which will be discussed later in this report.
On April 7, 2022, an appeal of the Planning Commission’s approval of the Coastal Development Permit was filed. The appeal cites two issues: 1) The expanded wildlife corridor, and 2) the configuration of the access driveway. The appeal was timely and complete. Because time is of the essence in processing this entitlement, primarily due to loan conditions, staff confirmed with the appellant that an expeditious hearing of the appeal was agreeable. The item was duly noticed for public hearing with site postings and mailed notices on April 8, 2022; and a newspaper notice running in the San Mateo Daily Journal on April 9, 2022. The appeal documentation is provided in Attachment 2.
The appeal does not address the environmental review which consists of an Initial Study and a Mitigated Negative Declaration (IS/MND) (LINK) which were prepared pursuant to the California Environmental Qualify Act (CEQA). The appeal also does not address design review with respect to the Corporation Yard improvements other than the new roadway. Furthermore, the appeal does not address the Tree Removal Permit. The appeal is narrow and limited to the Coastal 118
Development Permit with respect to the wildlife corridor and access driveway.
DISCUSSION:
To provide context for this matter, the project is briefly described below. For more detailed information about the project, refer to the Planning Commission reports and memos with links provided in the Attachments section at the end of this report.
Project Description: The project consists of constructing improvements and upgrades to the existing City Corporation Yard at 880 Stone Pine Road. The Corporation Yard occupies a relatively small portion (approximately 4 acres) of the property which covers approximately 21 acres. The project site abuts Pilarcitos Creek to the south and includes an abandoned agriculture pond. The Creek and pond contribute habitat area for protected status species, including the CRLF and SFGS. As such, the project design incorporates special features to protect these species and maintain habitat for their benefit.
The project includes the following: A new two-way paved access road that would replace the existing unpaved loop road; construction of a new fabric tension warehouse building (a “sprung structure”), demolition and relocation of the existing trash and landscape materials enclosure; and, solar field, parking areas, gates, and fencing. The 100-foot-wide trail easement, environmentally sensitive areas (ESHA) and required ESHA buffers cover approximately 12 acres of the property. These include a 100-foot wetland buffer and 50-foot riparian buffer. The riparian buffer is generally within the wider trail easement. Consequently, the effective riparian buffer is typically greater than 50 feet. Additionally, the project includes additional protection for wildlife by establishing a wildlife corridor for protected reptiles and amphibians. The corridor would be protected with the installation of wildlife fencing including wildlife tunnels under the new access road. These features are shown below in Figure 1 on the following page.
Wildlife corridor fencing will also extend westward along the edge of the trail easement. Project plans are provided in Attachment 3.
For this property, it is also relevant that at the November 9, 2021 Housing Work Session, City Council directed staff to assess the feasibility of building affordable housing on the western portion of 880 Stone Pine. A housing feasibility analysis is being completed and the preliminary findings were presented to City Council on March 15, 2022. The assessment will be completed once the Corporation Yard Upgrade Project is fully entitled. Numerous constraints are present, including biological resources, hazards, and even the terms of the City’s loan with iBank. These constraints were all summarized in a memo to Council from the City Manager dated November 9, 2021. Although not a direct subject of this item, because of Council interest, staff intent in addressing this is to maintain consistent communication about the potential for future use of this site which will most likely take several years to work through.
As part of the CEQA review process, the IS/MND was circulated to relevant State Agencies. The California Department of Fish and Wildlife (CDFW) issued a comment letter regarding the wildlife corridor design. City staff and City hired biologists carefully reviewed the concerned and prepared a detailed response to CDFW. Before the noticed Planning Commission meeting on 119
March 22, 2022, staff followed up further with email and phone calls to CDFW staff who indicated that they had received and were reviewing the City’s responses. Staff asked the Planning Commission to continue the item at its March 22nd hearing to the following week primarily to give CDFW more time to prepare a response or otherwise engage with City staff about this project and their concerns. CDFW has not issued any further communication on the matter. Caltrans also submitted comments on this project, however, they are not germane to the appeal and were addressed by staff in a response to that agency. The Agency Comment Letters and Responses can be accessed via this link.
Figure 1. Trail Easement and ESHA Buffers
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A supplemental staff report was issued for the Planning Commission hearing on March 29, 2022. The report responds to questions and concerns expressed by the Planning Commission.
Staff prepared an option with an expanded wildlife corridor area to address one of these concerns. The following map shows the staff recommendation for the location of the wildlife corridor fencing (see the yellow lines), and the option that realigned some of the fencing near the new access drive (see the blue lines) that expands the wildlife corridor. The Commission preferred the option with the blue lines which increases the uplands acreage. The City’s biologists concluded that this change would benefit special status species, but is not required.
Appeal: The appellant’s grounds for appeal are paraphrased below, followed by responses to each statement area. The appellant’s complete statements are provided in Attachment #2.
1. Statement of Appeal
In my view a not inconsiderable amount of City property that could have meritorious priority utilization by the City in the not too distant future was delegated to a "buffer" (north of a "blue line" paralleling the gravelled service road) that far exceeds the City's Local Coastal Program requirements for such buffers. I did not witness any scientific rationale for that buffer expansion other than placating a California Department of Fish & Wildlife (CDF&W) complaint regarding the acreage contemplated for the corporation yard. I did hear an acknowledgement at the meeting that the City 121
was not obligated by law to accommodate that CDF&W complaint, yet said accommodation was put forward at the meeting as the rationale for drawing the "blue line" just north of the road thereby considerably expanding the "buffer" by more than twice the amount required.
Response
As designed by the project biologist (Dr. Mark Jennings, expert herpetologist), the wildlife corridor as originally presented to the Planning Commission was designed to ensure zero “take” of special status species, specifically the California red-legged frog and San Francisco garter snake.1 However, the Commission often seeks to optimize the design of projects brought before it, and in this case approached their deliberations with an intent to improve habitat area. It is also of note that the Commission’s review was limited to the project before it, and the consideration of future uses of the property was not presented for its consideration. At the hearing, the project biologist confirmed that an expanded habitat area would be “better.” Based on this information, the Planning Commission approved the project with an expanded wildlife corridor area. The approval was consistent with the environmental review documents, the certified Local Coastal Program, and the requirements of resource agencies; however, expanding the wildlife corridor area was not necessary to accomplish all of these requirements.
Staff Recommendation: It is recommended that City Council support the appeal for this matter given that the request is consistent with the original design as recommended by Dr. Jennings and biologists from HT Harvey and SWCA.
2. Statement of Appeal
The existing road has been in service for several decades. It can and should be left in service (with rounded gravel corners if necessary) until such time as the City is ready to seriously consider how to utilize that portion of the 880 Stone Pine Road property to the City's best interest.
Response
The project plans include a minimal width access driveway needed to serve the Corporation Yard and meet all weather access requirements of the Fire Code and Coastside County Fire Protection District. The location, structural design and configuration were established based on the types of equipment, vehicles and trailers that serve the Corporation Yard. Simply put, two 90-degree turns do not work presently and will not work for the long-term needs of the Corporation Yard. The design includes a raised bed to allow for storm water collection and treatment in accordance with the Regional Permit and to accommodate required frog tunnels under a portion of the easterly driveway. Paving of the driveway addresses “all weather” access requirements, 1 Section 9 of the Endangered Species Act prohibits “take” of federally-threatened and endangered species. The term “take” means to “harass, harm, pursue, hunt, shoot, wound, kill, trap, capture, or collect, or attempt to engage in any such conduct.” (16 USC § 1532(3)(19)).
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but also limits dust and noise complaints from the adjoining Cypress Cove Condominium Community. Paving costs are included in the loan proceeds from the iBank and have been included since the beginning of design efforts.
As was noted in the Planning Commission public hearing, any future development on the remainder property will require access to Stone Pine Road and will be subject to prevailing Fire Code and Fire District requirements. A full private or public road extension is likely to be required to meet fire and ADA access standards of a residential project. Access to the Corporation Yard will have to be reviewed in conjunction with any future CDP and modifications will be addressed accordingly.
Staff Recommendation: It is recommended that the City Council deny the appeal for this matter.
CONCLUSION:
City staff supports the application as originally proposed to the Planning Commission. It is in compliance with CEQA, the City’s certified LCP, and other regulations. As designed, the wildlife corridor will maintain as much of the western portion of the site as possible for future, yet to be determined land uses. The City does not have significant land holdings suitable for development. Making the most of each City-owned site for public good is a critical objective and supported by the design of the Corporation Yard Upgrade Project.
ATTACHMENTS:
1. Draft Resolution with Findings and Evidence, Exhibit A and Conditions of Approval, Exhibit B
2. Application for Appeal and Grounds for Appeal, April 7, 2022
3. Project Plans
Additional reference documents can be accessed via the following links:
• Planning Commission Agenda Packet March 22, 2022 (LINK):
o Staff Report
o Resolution
o Attachment 2 - Project Plans
o Attachment 3 - Initial Study/Mitigated Negative Declaration o Attachment 4 - Agency Comment Letters and Responses
o Attachment 5 - Mitigation Monitoring and Reporting Program o Attachment 6 - Preliminary Level 1 Arborist Assessment and Tree Inventory o Attachment 7 - Supplemental Cultural Resources Memorandum • Planning Commission Agenda Packet March 29, 2022 (LINK):
o Staff Report
o Revised Resolution
o Attachment 2 – Wildlife Corridor Illustrative Fencing Plan o Attachment 3 – Illustrative Buffer Map
• Memo to Planning Commission from City staff for March 29, 2022 Meeting • Planning Commission Minutes March 29, 2022
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Resolution No. C-2022-____
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF HALF MOON BAY TO UPHOLD IN PART AND DENY IN PART AN APPEAL OF THE PLANNING COMMISSION’S PAST ACTION ON PDP-21-053, ACKNOWLEDGE AN INITIAL STUDY / MITIGATED NEGATIVE
DECLARATION, AND APPROVE A COASTAL DEVELOPMENT PERMIT, ARCHITECTURAL AND SITE
REVIEW, AND TREE REMOVAL PERMIT FOR THE CITY CORPORATION YARD UPGRADE PROJECT IN THE PUBLIC FACILITIES AND INSTITUTIONS LAND USE DESIGNATION, 880 STONE PINE ROAD (APN: 056-260-180)
WHEREAS, an application was submitted requesting approval of a Coastal Development Permit, Architectural and Site Design Review, and Tree Removal Permit for the construction of one new building and associated improvementsin the in the Public Facilities and Institutions Land Use Designation at 880 Stone Pine Road (APN 056-260-180); and WHEREAS, the procedures for processing the application have been followed as required by law; and
WHEREAS, the Planning Commission conducted a duly noticed public hearing on March 22, 2022 and continued the item to a date certain of March 29, 2022, a special Planning Commission meeting; and
WHEREAS, the Planning Commission conducted a duly noticed public hearing on March 29, 2022, as continued from March 22, 2022, at which time all those desiring to be heard on the matter were given an opportunity to be heard; and
WHEREAS, the Planning Commission considered all written and oral testimony presented for consideration; and
WHEREAS, the Planning Commission considered two alternative wildlife corridor plans and determined that the plan shown on Attachment 2, “Wildlife Corridor Illustrative Fencing Plan,” which increases potential upland habitat would not cause new adverse effects; and WHEREAS, pursuant to the provisions of the California Environmental Quality Act of 1970 (Public Resources Code Section 21000 et seq.) (“CEQA”) together with the State CEQA Guidelines (California Code of Regulations, Title 14, Section 15000 et seq, hereinafter; “CEQA Guidelines"), the City prepared an Initial Study and proposed Mitigated Negative Declaration (IS/MND); and WHEREAS, on January 17, 2022 the City submitted the IS/MND with a Notice of Completion (NOC) and Notice of Intent to Adopt a Mitigated Negative Declaration (NOI) to the State Clearinghouse and posted the IS/MND on the City website, and on March 9, 2022 the City published a NOI / Notice of Public Hearing in the Half Moon Bay Review and also mailed the combined NOI / Notice of Public Hearing to neighboring property owners of the project and posted notices on the site; and
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WHEREAS, the IS/MND concluded that the Project would not result in any significant environmental effects on Aesthetics, Agricultural and Forestry Resources, Air Quality, Energy, Geology and Soils, Greenhouse Gas Emissions, Hazards and Hazardous Materials, Hydrology and Water Quality, Land Use and Planning, Minerals, Noise, Population and Housing, Public Services, Recreation, Transportation, Wildfire; and
WHEREAS, the IS/MND concluded that significant environmental effects on Biological Resources, Cultural and Tribal Resources, would be avoided or reduced to less-than-significant levels by implementation of avoidance and mitigation measures identified in the IS/MND; and WHEREAS, Agency comments were received on the IS/MND within the thirty-day comment period and no public comments were received during this period. The Agency comments and any late comments along with responses to these comments, were presented to the Planning Commission; and
WHEREAS, the Planning Commission independently reviewed and considered the IS/MND together with any comments and the responses to those comments prior to taking action on the Project; and
WHEREAS, any changes made after publication of the IS/MND clarify, amplify or make insignificant modifications to the IS/MND, and recirculation of the IS/MND is not required; and WHEREAS, the Planning Commission has reviewed the Coastal Development Permit, Architectural and Site Design, and Tree Removal Permit in accordance with the Half Moon Bay General Plan, Local Coastal Land Use Plan, Municipal Code Title 18 and the Coastal Act; and WHEREAS, documents and other material constituting the record of the proceedings upon which the City’s decision and its findings are based are located at the City of Half Moon Bay Community Development Department, located at 501 Main Street, Half Moon Bay; and WHEREAS, the Planning Commission made the required Findings for approval of the Coastal Development Permit, Architectural and Site Review, and Tree Removal Permit as set forth in Exhibit A and subject to the Conditions of Approval contained in Exhibit B to this resolution; and
WHEREAS, on March 29, 2022 the Planning Commission took the following actions:
1. Found that the IS/MND for the Project satisfies the requirements of CEQA and reflects the independent judgment and analysis of the City.
2. Found that, on the basis of the whole record before it, there is no substantial evidence that the Project as proposed and mitigated will have a significant effect on the environment.
3. Adopted the Mitigated Negative Declaration for the Project. 125
4. Adopted and incorporates into the Project all of the mitigation measures for the Project identified in the IS/MND; as may be modified in response to Planning Commission comments, to further reduce potential impact significance.
5. Adopted the Mitigation Monitoring and Reporting Program for the Project
6. Approved the Coastal Development Permit, Architectural and Site Design Review, as modified by March 29, 2022 Planning Commission Report, Attachment 2, “Wildlife Corridor Illustrative Fencing Plan,” and Tree Removal Permit; and WHEREAS, an appeal of the Planning Commission’s approval of the Coastal Development Permit was submitted on April 7, 2022; and
WHEREAS, the appeal was timely and complete; and
WHEREAS, the appeal brought forth two matters including the configuration of the wildlife corridor fencing as revised in the Commission’s action and the configuration of the new access drive; and
WHEREAS, appeals of Planning Commission actions are to be heard by the City Council; and
WHEREAS, the City Council conducted a duly noticed public hearing on April 19, 2022 on this matter; and
WHEREAS, the City Council considered the whole record and the matters brought forth on appeal; and
NOW, THEREFORE, BE IT RESOLVED THAT the City Council of the City of Half Moon Bay hereby takes the following actions:
1. Acknowledges the adopted IS/MND and Mitigation Monitoring and Reporting Program and that the matters under consideration with this appeal do not trigger the need to recirculate or do supplemental environmental review; and
2. Considers the matter brought forth on appeal; and
a. Upholds the appeal with respect to the location of the wildlife corridor fencing in accordance with the City’s biologist’s recommendations as originally presented to the Planning Commission; and
b. Denies the appeal with respect to the configuration of the access drive; and 126
3. Thereby approves PDP 21-053 including a Coastal Development Permit, Site and Design Review and Tree Removal Permit for the City of Half Moon Bay Corporation Yard Upgrade Project at 880 Stone Pine Road.
***************************************************************** I, the undersigned, hereby certify that the foregoing Resolution was duly passed and adopted on the 19th day of April 2022 by the City Council of Half Moon Bay by the following vote:
AYES, Councilmembers:
NOES, Councilmembers:
ABSENT, Councilmembers:
ABSTAIN, Councilmembers:
ATTEST: APPROVED:
___________________________ _____________________________ Jessica Blair, City Clerk Deborah Ruddock, Mayor
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EXHIBIT A
FINDINGS AND EVIDENCE
City Council Resolution C-22-____
PDP-21-053
Coastal Development Permit – Findings for Approval
The required Coastal Development Permit for this project may be approved or conditionally approved only after the approving authority has made the following findings per Municipal Code Section 18.20.070:
1. Local Coastal Program – The development as proposed or as modified by conditions, conforms to the Local Coastal Program.
Evidence: The project consists of upgrades to the existing City Corporation Yard The project is consistent with the General Plan, the Local Coastal Program, and the Zoning Code. In conformance with the Local Coastal Program, the project will not impact sensitive environmental resources, block scenic views, or inhibit coastal access.
Coastal Act 30240(b) and Policy 3-3 (b): Development in areas adjacent to environmentally sensitive habitat areas shall be sited and designed to prevent impacts which would significantly degrade such areas and shall be compatible with the continuance of such habitat areas.
Compliance: No work or development is proposed within ESHA or the required buffers. A Biological Resource Report (BRR), Preliminary Wetlands Delineation and Initial Study / Mitigated Negative Declaration (IS/MND) has been prepared. With implementation of avoidance and mitigation measures no impacts to ESHA will occur that could degrade adjacent ESHA.
Coastal Act 30244: Where development would adversely impact archaeological or paleontological resources as identified by the State Historic Preservation Officer, reasonable mitigation measures shall be required.
Compliance: A cultural and archaeological investigation has been conducted and potential impacts have been evaluated in the IS/MND. With the implementation of mitigation measures, the project will not adversely affect cultural or archaeological resources.
LUP Policy 1-2. Coastal Resource Protection Priorities. Protection of ESHA, public access and other coastal resources are a high priority for the City. To the extent that any policies in this Land Use Plan (which serves as the City’s General Plan Land Use Element) and other elements of the City's General Plan are ambiguous, the City shall interpret them in the way that best 128
protects ESHA and other coastal resources and maximizes public access. In advance of updating the Implementation Plan for conformance with the policies of the 2020 Land Use Plan, the policies of the Land Use Plan shall provide the standard of review for any proposed new development, including where these policies are more protective of ESHA and other coastal resources and maximize public access as consistent with the Coastal Act.
Compliance: The land use designation of the development site is Public Facilities and Institutions. The zoning is Urban Reserve. The updated Land Use Plan specifies that future updates to the Implementation Plan will include rezoning this property to Public and Quasi Public Land Use (P-S). Policy 1.2 specifies that the Land Use Plan governs in the event of a conflict that may occur in advance of updating the Implementation Plan. The Land Use Plan policies and the Public Facilities and Institutions land use designation as applied to this site in whole are more protective to coastal resources than the current Urban Reserve zoning provisions.
LUP Policy 2-24. Infrastructure Capacity and Design. Design public infrastructure, including water, sewer, stormwater management, communications, energy, and transportation systems, to meet the needs of anticipated development without inducing growth, support new technology, and shift away from fossil fuels. Infrastructure shall be designed according to best practices for sustainability, maintenance, aesthetics, resilience, and durability. As applicable, new infrastructure shall be undergrounded.
Compliance: The project will remove existing gas infrastructure and include a solar field, which would generate adequate electrical energy to achieve a net zero carbon footprint for the Corporation Yard. The Corporation Yard use is already occurring on the site and will not be increased in intensity; vehicle trips, water use, and sewage treatment needs are anticipated to be substantially similar to the existing condition. A new access road will be adequate to serve the Corporation Yard’s access needs.
LUP Policy 2-100. Public Facilities and Institutions Permitted Uses. Permitted uses in the Public Facilities and Institutions land use designation include educational, governmental, agricultural, and institutional uses such as schools, hospitals, churches, community gardens, fire stations, cemeteries, and emergency shelters.
Compliance: On-going operation of Corporation Yard at this location is consistent with the Public Facilities and Institutions land use designation.
LUP Policy 2-101. Future Public Facilities and Institutions Needs. Plan for the maintenance, operation, expansion and improvement to public facilities, including for the SAM plant, which is subject to future inundation by sea level rise, and for the City’s corporation yard, which has ongoing, on-site habitat conservation needs. Support opportunities for public agencies and institutions to share facilities, such as corporation yards or offices, for the purpose of conserving resources and reducing development footprints. 129
Compliance: Improvements to the Corporation Yard facilities were anticipated in the LUP and they are needed to serve the community; furthermore, the improvements will support on-site habitat conservation needs with the provision of a wildlife corridor.
LUP Policy 3-5. Coastal Development Permit for Public Works. Require any public utility, government agency, or special district proposing a development project in the City to obtain a coastal development permit, unless explicitly exempted by the LCP, Coastal Act, or other controlling law.
Compliance: This coastal development permit review fulfills the requirements of Policy 3-5, and the City has jurisdiction to issue coastal development permits pursuant to the certified LCP. This development site is located within the California Coastal Commission appeals jurisdiction and the development, as a major public works project, also qualifies as appealable to the Coastal Commission. As such if the project is appealed to the Coastal Commission, the City’s certified LCP would serve as the standard of review.
LUP Policy 3-6. New Development Requirements and Findings. Require that all new development has available municipal water and sewer services and access from a public street or over private streets to a public street where these improvements or facilities are essential to the type of development. Prior to approval of a coastal development permit, the approving authority shall determine if infrastructure, including water connections, is available and adequate; and if so, shall make the finding that such development will be served with water, sewer, and road facilities, including such improvements as are provided with the development. Lack of available services or resources shall be grounds for denial of the project or reduction in the density otherwise indicated in the Land Use Plan. Some development types may be exempt from the requirements of this policy such as habitat restoration, trails and other coastal recreational uses, and many agricultural and agricultural supplemental and ancillary uses.
Compliance: The project consists of upgrades to the existing City Corporation Yard facilities where access and utilities are readily available.
LUP Policy 6-8. Biological Study. For development proposed in and adjacent to ESHA and projects for which the preliminary biological inventory indicates the presence or potential for sensitive species or habitat, require the preparation of a detailed biological study by a Cityapproved, qualified professional to be submitted prior to development review and prior to any ground disturbance.
Compliance: The project is adjacent to ESHA. No work or development will occur within ESHA or required buffers. A biological resource report and preliminary wetlands delineation has been prepared and peer reviewed. The IS/MND evaluated the full range of potential impacts 130
to biological resources and determined that with the implementation of avoidance and mitigation measures the project will not cause significant impacts to these resources.
The existing access road crosses a wildlife corridor potentially used by California red-legged frog. Additionally, the City consulted with an expert on California red-legged frogs to design a wildlife corridor to protect special-status snakes and frogs from the new access road.
LUP Policy 6-14. Resource Management Agencies. Uses and activities permitted in ESHA may be subject to review and approval by the U.S. Army Corps of Engineers, San Francisco Bay Regional Water Quality Control Board, California Coastal Commission, California Department of Fish and Wildlife, U. S. Fish and Wildlife Service, National Marine Fisheries Service, and other resource management agencies, as applicable. Compliance with any applicable state or federal regulations is required.
Compliance: The only work proposed within ESHA buffers is the removal of the existing chain link fence surrounding the pond and installation of protective wildlife fencing along the edges of the wildlife corridor. As noted in the City response to CDFW, the removal of the existing chain link fence will actually expand ESHA and wildlife access to the pond. As discussed above, the protective wildlife fencing is a widely accepted method used to protect special status species. The design has been developed by recognized experts on the species of concern who have extensive experience studying this site, dating back several years.
Furthermore, no permits from resource agencies will be required for this project. The City is and will continue to be in compliance with State and federal regulations. Project design and implementation will improve regulatory compliance.
LUP Policy 6-15. Wildlife Corridors. Preserve, protect, and enhance wildlife corridors, including watercourses, connecting ESHA and open space areas to allow for seasonal migration as well as daily movements for foraging and dispersal.
Compliance: The existing access road crosses a wildlife corridor potentially used by California red-legged frog. The City and its consultants prepared a BRR and preliminary wetland delineation. On the basis of these, the City consulted with an expert on California red-legged frog to design a wildlife corridor to protect special-status snakes and frogs from the new access road.
LUP Policy 6-18. Standards in Terrestrial ESHA and Terrestrial ESHA Buffers. Site and design new development permitted in or adjacent to terrestrial ESHA to avoid adverse impacts to ESHA. Methods for avoiding impacts include, but are not limited to, utilizing raised boardwalks, installing informative signage and exclusion fencing, and implementing construction best management practices.
Compliance: The project is adjacent to ESHA. No work or development will occur within ESHA or required buffers. A biological resource report and preliminary wetlands delineation has been prepared and peer reviewed. The IS/MND evaluated the full range of potential impacts to biological resources and determined that with the implementation of avoidance and 131
mitigation measures the project will not cause significant impacts to these resources. The new access road includes a fenced wildlife corridor with frog/snake tunnels under the road to protect ESHAs, potential ESHAs, and special-status frogs and snakes.
LUP Policy 6-41. Wetland Buffer Zones. Wetland buffer zones for proposed development shall extend a minimum of 100 feet landward from the edge of the delineated wetland… Compliance: The project will provide a 100-foot buffer zone around the existing freshwater marsh impoundment. Removal of the existing fencing within the 100-foot buffer zone will increase the habitat available to special-status species and assist in directing them into the wildlife corridor.
LUP Policy 6-42. Permitted Uses within Wetland Buffer Zones. Within wetland buffer zones, permit only the following uses:
a. Uses allowed within wetlands pursuant to Policy 6-40; b. Public scenic overlooks;
c. Existing agricultural uses;
d. New agricultural uses, provided that they prevent impacts on the adjacent wetlands and protect the function of the buffer;
e. Temporary disruption (e.g. less than six months) for the construction, alteration, repair and maintenance of existing or newly permitted facilities or structures if there are no feasible alternatives and the disruption is repaired and restored to at least an equivalent condition; and
f. Native landscaping.
Compliance: The project includes establishing a wildlife corridor, a portion of which will be located within the wetland buffer and removing an existing chain link surrounding the man made impoundment. This will expand the usable buffer and enhance habitat potential. Policy 6-42 allows for habitat restoration and fish and wildlife management activities by references to Policy 6-40 Permitted Uses in Wetlands, part c. The wildlife corridor, specifically support of the CRLF and SFGS is consistent with the very limited range of permitted uses in such areas.
LUP Policy 6-49. Riparian Corridor Buffers. Buffer zones shall be required for development proposed along both sides of riparian corridors to provide habitat protection and space for meander belts and vegetation growth. Riparian buffer zones shall apply as follows:
a. For all perennial watercourses (i.e., Pilarcitos Creek), buffer zones shall extend a minimum of 50 feet from the outer limit of the riparian vegetation or 100 feet from the top of bank, whichever is greater….
Compliance: The project includes a minimum 50-foot buffer zone from the outer limit of the riparian vegetation adjacent to Pilarcitos Creek and relocation of the existing materials enclosure outside of the 50-foot buffer zone. Additionally, the trail /conservation easement along Pilarcitos Creek is typically 100 feet wide and no development is proposed within the 132
easement or 100 feet from the top of the bank. The project does not include development within riparian buffers.
LUP Policy 6-70. Mitigation Ratios. Assess allowable resource impacts to determine required mitigation ratios on a case-by-case basis. At a minimum, apply the following mitigation ratios:
a. 10:1 for native tree replacement;
b. 4:1 for wetlands;
c. 3:1 for riparian habitats;
d. 3:1 for other habitats that support state or federal rare, threatened, or endangered species, species of special concern (designated by the CDFW), or CNPS 1b or 2 listed plants;
e. 2:1 for Central Dune Scrub not occupied by listed species; f. 1:1 for heritage tree replacement (e.g. Monterey cypress, Monterey pine); and
g. 1:1 for temporary impacts to any of the above habitat types.
The ratios represent the acreage of the area to be restored/created to the acreage impacted.
Compliance: Staff reviewed the basis for implementing the policy and concluded that it does not apply. According to the City’s biologists (SWCA and Mark Jennings), who have the most current experience evaluating conditions on this site, the ruderal grass uplands on the Project site do not provide suitable habitat that would support SFGS or CRLF. This professional opinion is included in the City response to CDFW, who have not disputed this finding, to date. As a result, LUP Policy 6-70 does not require any “mitigation,” and the project complies with LUP with, or without, the proposed plan revision presented in Attachment 2. Furthermore, the City will abide by the mitigation ratio for replacement of native willow trees (three multi-trunk trees) as specified in part “a.” of the policy. Thirty willow trees will be planted on the project site in locations specified by the project biologist.
LUP 6-76. Green Infrastructure. Promote and prioritize the use of Low Impact Development (LID) strategies, Best Management Practices (BMPs), and on-site infiltration to create green infrastructure for treating and reducing stormwater runoff. In and adjacent to ESHA, use resource-dependent green infrastructure projects for natural restoration purposes and provision of buffer areas to allow for natural erosion, evolution of natural drainage flows, and sediment transport balance.
Compliance: The project includes on-site bioswales to treat stormwater runoff from the new development.
LUP Policy 7-60. Development in Dam Failure Inundation Zone. Except for public works and critical facilities or within established neighborhoods as identified in Chapter 2.
Development, do not permit new non-coastal dependent structures in areas at risk of 133
flooding due to dam or impoundment failure, unless a technical study demonstrates all of the following
a. The hazard no longer exists or has been or will be reduced or eliminated by improvements or design adaptations incorporated into the proposed development (e.g. raised foundation) which are consistent with the policies of this Plan; and b. The development will not contribute to flood hazards; and c. The development will not require the expenditure of public funds for flood control works.
In the case that a technical study demonstrates these findings, require as a condition of approval a hold harmless to be recorded against the property that indemnifies the City from any harm caused to permitted development by dam or impoundment failure.
Compliance: The Corporation Yard Upgrade Project is exempt as both a public works and a critical facility. As such, it is not required to meet the requirements established in subsections a, b and c above. However, the project would comply with those standards also.
The site is and has been in use as the City Corporation yard for approximately 18 years.
Additionally, the proposed upgrades include moving the existing trash enclosure away from the creek. The new building and associated improvements will consolidate operations that are currently spread around the site into a single new building. This will not increase the chance of upstream dam failure or exacerbate existing flood hazards. It will not require expenditure of public funds for flood control works.
LUP Policy 9-2. Scenic Resource Protection. New development shall be sited and designed to protect views to and along the ocean, to minimize the alteration of natural land form, to be visually compatible with the character of its setting, and, where feasible, to restore and enhance visual quality in visually degraded areas.
Compliance: The project has been designed to be visually compatible with surrounding development. Potential effects on visual resources has been evaluated in the IS/MND. Visual simulations are included in the IS/MND and story poles have been installed on the site.
Relocating equipment and construction materials into the new warehouse will restore and enhance the visual quality of the site.
LUP Policy 9-5. Visual Impact Evaluation. Where any development is proposed within a scenic and visual resource area, including as designated on Figure 9-1, a site-specific visual impact evaluation shall be required and may include visual simulations, story poles, and/or other means of visual assessment as appropriate based on the type and location of development.
Compliance: Visual simulations were prepared for this project and are included in the IS/MND, which evaluated potential visual effects. Additionally, story poles were installed prior to the Planning Commission hearing. The visual simulations and story poles indicate that the project will result in a more organized operation with structures and screens that 134
will be subordinate to the scenic backdrop of the riparian vegetation along Pilarcitos Creek.
LUP Policy 9-4. Negative Visual Attributes. Where feasible, improve the negative visual attributes and conditions identified in this chapter through new public and private development and redevelopment projects.
Compliance: The project has been designed to be visually compatible with surrounding development. Potential effects on visual resources has been evaluated in the IS/MND. Visual simulations are included in the IS/MND and story poles have been installed on the site. The new building will be located as far away from Highway 92 as possible while still avoiding ESHA buffers. This substantially reduces the perceived mass of the building. Relocating equipment and construction materials into the new warehouse will restore and enhance the visual quality of the site.
LUP Policy 9-6. Site Planning and Design for New Development. Require new development to be subject to design review to ensure it is sited and designed to protect public views of scenic and visual resource areas and to be visually compatible with the character of the surrounding area. Measures to be considered may include, but are not limited to the following: a. Siting development in the least visible portion of the site; b. Breaking up the mass of new structures; c. Designing structures to blend into the surrounding natural landscape; d. Restricting building maximum size and height; e. Clustering or distributing development; f. Incorporating landscape elements and screening; and g. Conformance with any adopted design guidelines.
Compliance: The project has been subject to design review. The new building will be located as far away from Highway 92 as possible while still avoiding ESHA buffers. This substantially reduces the perceived mass of the building. Materials will be neutral colors. Relocating equipment and construction materials into the new warehouse will restore and enhance the visual quality of the site.
LUP Policy 9-23. Upland Slopes and Ridgelines. Protect broad views of upland slopes, prominent ridgelines and other intervening ridgelines as viewed from scenic corridors and the beach and shoreline through the following means:
a. Prohibiting new development above the 160-foot contour line and on slopes greater than 30 percent, including grading and subdivisions but excluding public trails and critical facilities or public infrastructure that cannot be located elsewhere; b. Ensuring new development below the 160-foot contour line is sited and designed to minimize intrusions into the ridgeline through the application of appropriate height and setback restrictions; and
c. Establishing standards for the Town Boulevard, other streetscapes, and large-scale landscaping projects to highlight and frame, but not block, views of visual resource areas. 135
Compliance: Potential effects on visual resources has been evaluated in the IS/MND. Visual simulations are included in the IS/MND and story poles have been installed on the site. The new building will be located as far away from Highway 92 as possible while still avoiding ESHA buffers. Additionally, the site is at a lower elevation than Highway 92. This substantially reduces the perceived mass of the building. The project will not obstruct hillside views from designated scenic corridors or the shoreline.
LUP Policy 9-11. Landscape Screening. Prioritize avoidance of development impacts to scenic and visual resource areas through site planning and design alternatives over landscape screening. Landscape screening as mitigation of visual impacts shall not substitute for project alternatives including re-siting or reducing the height or bulk of structures, but may be used where appropriate to soften any unavoidable visual impacts of new development. Where permitted, landscape screening shall be comprised of native and drought tolerant species and shall be maintained such that scenic views are not blocked at maturity.
Compliance: The new building will be located as far away from Highway 92 as possible while still avoiding ESHA buffers. Additionally, the site is at a lower elevation than Highway 92. This substantially reduces the perceived mass of the building. There is an existing double row of mature cypress trees along Highway 92 that blocks views of the site. The plans currently include planting 12 trees on site to further enhance the visual quality of the site.
LUP Policy 9-12. Town Boulevard Scenic Corridor. Require that new development in close proximity to or easily visible from the Town Boulevard scenic corridor, including Highways 1 and 92:
a. Protects views of visual resource areas as seen from the Town Boulevard, including views to the ocean, upland slopes (i.e. minimizes intrusions into the ridgeline), and the historic Johnston House;
b. Incorporates design standards such as screening of commercial parking areas and landscaping provisions; and
c. Is visually compatible with the surrounding land and development.
Compliance: The new building will be located as far away from Highway 92 as possible while still avoiding ESHA buffers. Additionally, the site is at a lower elevation than Highway 92. This substantially reduces the perceived mass of the building. There is an existing double row of mature cypress trees along Highway 92 that blocks views of the site. The plans currently include planting 12 trees. The planting of 33 24-inch box sized trees on 880 Stone Pine has been funded by PG&E as required by an earlier condition of approval. The City will also be required to plant 30 arroyo willows on the property as a condition of this permit.
Cumulatively, 63 new trees will be planted on site further enhancing the visual quality of the site.
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LUP Policy 9-30. Dark Night Skies. Protect dark night skies as part of Half Moon Bay’s scenic and visual character by preventing light pollution from development. Avoid impacts from exterior lighting on dark night skies, sensitive habitat areas, and agricultural operations by:
a. Limiting exterior lighting to low-intensity fixtures that are shielded, down-cast, and concealed so that the light source is not directly visible from public viewing areas, with the exception of traffic lights, navigational lights, and other similar safety lighting; b. Limiting installation and use of high-intensity perimeter lighting and lighting for sports fields, other private recreational facilities, or public facilities in scenic areas, with the exception of safety lighting provided that any high-intensity lighting is down-cast, shielded, and minimizes spillover; and
c. Reducing light pollution from greenhouses as a condition of approval for new development through shielding and other practices that minimize light spillover.
Compliance: The project includes the minimum amount of lighting necessary for safety. All lights will be shielded and directed downward. This will be required by a condition of approval.
LUP Policy 9-31. Lighting Plan Review. Require submittal of lighting plans with applications for new development, including subdivisions, for review of lighting characteristics.
Compliance: A condition of approval will require cut sheets and photometric data for all exterior lighting
LUP Policy 9-38. Utilities in New Development. Require applications for new development to include preliminary utilities plans to ensure that undergrounding and minimizing the negative visual impacts of utilities are considered during the earliest phases of project design. For all new development and new subdivisions, utilities shall be underground unless infeasible, such as in locations subject to erosion or with especially high water tables, or unless otherwise permitted on a case-by-case basis such as where no protected public views would be impacted (e.g. a pump house for an agricultural operation). For such cases, require utilities to be designed and sited in a manner to minimize impacts to coastal resources, and require the development to contribute in-lieu fees to support undergrounding utilities in other locations.
Compliance: The project’s utilities will be undergrounded and a condition of approval is included.
2. Growth Management System – The development is consistent with the annual population limitation system established in the Land Use Plan and Zoning Ordinance.
Evidence: The project does not include residential development; therefore, the project conforms to the requirements of the City’s growth management system. 137
3. Zoning Provisions – The development is consistent with the use limitations and property development standards of the base district as well as the other requirements of the Zoning Ordinance.
Evidence: The proposed project is consistent with the use regulations and the development standards of the P-S Zoning District as documented in the staff report.
4. Adequate Services – The proposed development will be provided with adequate services and infrastructure in a manner that is consistent with the Local Coastal Program.
Evidence: The project consists of upgrades to the existing City Corporation Yard. All required utilities are currently available on the site. Additionally, the project includes an onsite solar component that will be designed to meet the electrical needs of the Corporation Yard facilities.
5. California Coastal Act – Any development to be located between the sea and the first public road parallel to the sea conforms to the public access and public recreation policies of Chapter 3 of the California Coastal Act.
Evidence: The proposed project is not located between the sea and the first public road parallel to the sea.
Architectural Site and Design Review – Findings
The required Architectural and/or Site and Design Review for this project may be approved or conditionally approved only after the approving authority has made the findings per Municipal Code Section 14.37.040. In making these findings, the Community Development Director has considered the design approval criteria set forth in Municipal Code Section 14.37.035.
1. That such buildings, structures, planting, paving and other improvements shall be so designed and constructed that they will not be of unsightly or obnoxious appearance to the extent that they will hinder the orderly and harmonious development of the city; Evidence: Building design and colors have been selected to blend in with the rural character of the site. New facilities will be clustered in a location that is a s far away from Highway 92 as possible while still avoiding ESHA buffers. Relocating vehicles, equipment and building materials that are currently stored outside into the new warehouse will improve the visual quality of the site.
2. That such buildings, structures, planting, paving and other improvements will not impair the desirability or opportunity to attain the optimum use and the value of the land and the improvements, or otherwise impair the desirability of living or working conditions in the same or adjacent areas; and…
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Evidence: The project consists of upgrades to the existing Corporation Yard facilities. This will allow the City to obtain optimum use of the existing facility. The corporation yard occupies a relatively small area of the property. The compact, clustered design would facilitate future development of the remainder of the property.
3. The project has been designed in conformance and consistency with the Single-Family Residential Design Guidelines (where applicable).
Evidence: The project does not include single family homes.
Environmental Review – Finding
CEQA – Environmental review of the project was conducted in compliance with the California Environmental Quality Act (CEQA). The City prepared an Initial Study and Mitigated Negative Declaration (IS/MND). All potential impacts were determined to be less than significant or less than significant with the implementation of proposed mitigation measures and standard City conditions. All procedural requirements concerning the filing of Notices and soliciting agency and public comments have been complied with.
Evidence: All potentially significant impacts to the environment have been avoided through project design or will be reduced to a less than significant level with the implementation of mitigation measures and standard City conditions of approval that are applicable to all Coastal Development Permits. As noted on page 1 of this report, the IS/MND stated that the number of trees to be removed was 12. Subsequent review found that the correct number is 16. This revised information does not result in identification of a new avoidable effect and no new mitigation measures or project revisions are required to reduce impacts to a less than significant level.
Pursuant to Guidelines 15073.5, this does not constitute a “major revision” and no recirculation of the IS/MND is required.
In compliance with the requirements of CEQA Guidelines §15073, the City provided a thirty-day review period for the IS/MND. A Notice of Intent to Adopt a Mitigated Negative Declaration and a Notice of Completion was submitted electronically to the California State Clearing House on January 17, 2021. The 30-day comment period ended on February 17, 2022. The IS/MND was also posted on the City website. Additionally, a combined notice for this Planning Commission hearing and NOI was published in the Half Moon Bay Review on March 9, 2022, notices were also mailed to residents and other property owners within an expanded area beyond the City’s minimum standard of 300 feet and notices was posted on the site. 139
EXHIBIT B
CONDITIONS OF APPROVAL
City Council Resolution C-22-____
PDP-21-053
A. The following Conditions apply to this project:
1. CONFORMANCE WITH THE APPROVED PLANS. Building Permit plans shall substantially conform to the City Council approved plans. The Community Development Director and the City Engineer shall review and may approve any deviation from the approved plans that is determined minor in nature. Any other change shall require the submittal of a major modification application and fees and shall be subject to Planning Commission Review as required by Title 18. (Planning)
2. CONFORMANCE WITH CONDITIONS OF APPROVAL. The Community Development Director shall review and may approve any deviation from the Conditions of Approval that is determined minor in nature. Any other change shall require the submittal of a major modification application and fees and shall be subject to Planning Commission reviews as required by Title 18. (Planning)
3. CONFORMANCE WITH THE MUNICIPAL CODE. No part of this approval shall be construed to permit a violation of any part of the Half Moon Bay Municipal Code. (Planning)
4. LIGHTING. All exterior lighting shall be fully shielded so that no light source is visible from outside the property, except as otherwise expressly approved. The plans for Building Permit shall include a lighting plan with cut sheets and photometrics for all exterior light fixtures including lighting for the parking lot, walkways and installed on the buildings.
5. SIDEWALK, MAINTANENCE AND LIABILITY. It shall be the duty of the Property Owner(s) whose property is adjacent to any portion of a public street or place to maintain any sidewalks along the project frontage in a safe and non-dangerous condition. Sidewalk maintenance shall include removal and replacement of concrete to eliminate tripping hazards; and pruning and trimming of trees, shrubs, ground cover and other landscaping within the public right-of-way.
The Property Owner has the primary and exclusive duty to fund and perform such maintenance and repair, whether or not the City has notified the property owner of the need for such maintenance or repairs or has performed similar maintenance or repairs in the past, pursuant to §12.18.020 and §12.18.030 of the Half Moon Bay Municipal Code. (Engineering)
6. UNDERGROUND UTILITIES/SERVICES. Electric, telecommunication, and cable and utility service to the property shall be through underground service connections only. No overhead utility lines are allowed. Show locations of all service connections: sanitary sewer, storm drain (if applicable), water (domestic and fire), cable television, telephone, electrical and gas. (Engineering)
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7. STREET/PUBLIC RIGHT-OF-WAY CUTS FOR UTILITY CONNECTIONS. Public street cuts for utility connections that are less than twenty (20) feet apart shall be repaired with a single patch. Asphalt repair and overlay for public street cuts shall be in accordance with the City Standard Details. Three or more cuts in the pavement for utility connections will require a 2-inch thick asphalt concrete overlay on the existing pavement across the property frontage. (Engineering)
B. The following Conditions shall be fulfilled prior to issuance of the building permits:
1. SIGNED CONDITIONS OF APPROVAL. The subdivider shall submit a signed copy of the conditions of approval to the Planning Department. (Planning)
2. CONSTRUCTION PLANS. File Number PDP-21-053 and the Conditions of Approval for this project shall be provided on the cover page of the building permit application plan submittal.
All plans, specifications, engineering calculations, diagrams, reports, and other data for construction of the building and required improvements shall be submitted with the appropriate permit application to the City’s Building and Engineering Divisions for review and approval. Computations and back-up data will be considered a part of the required plans.
Structural calculations and engineering calculations shall be prepared, wet-stamped and signed by an engineer or architect licensed by the State of California. The plans must show the location of the sewer connection and property line sewer cleanout. (Planning)
3. WATER CONSERVATION IN LANDSCAPING. The permittee shall submit a detailed landscape plan to the satisfaction of the Community Development Director. As shown on the approved site plan, landscaping. If the project includes 500 square feet or more of irrigated landscaping (new or rehabilitated) the permittee shall submit landscape and irrigation plans and an Outdoor Water Efficiency Checklist that demonstrate compliance with the City’s Water Conservation in Landscaping Ordinance (Chapter 13.04 of the Municipal Code) prior to issuance of building permits to the satisfaction of the Community Development Director. (Planning)
4. SURVEY REQUIRED. Submit a detailed topographic/site boundary survey certified by a licensed surveyor with building permit application plans. The survey shall include a baseline elevation datum point on, or close to the construction site, indicating the grade as consistent with the conceptual grading plan on sheet C3.0 of the Vesting Tentative Subdivision Map. This datum point shall be permanent, marked, shall remain fixed in the field, and shall not be disturbed throughout the building process. Examples of datum points include: fire hydrants, manhole covers, survey markers, and street curbs. This datum point shall be shown on all site plans including revised/resubmitted plans. The survey must show the footprint and roof plan of the proposed residence and identify the grade elevations at the corners and roof ridgeline of the 141
residence and demonstrated to be consistent throughout the site area with the conceptual grading plan C3.0 of the Vesting Tentative Subdivision Map. (Building)
5. EVIDENCE OF WATER CONNECTION CAPACITY. Prior to the issuance of building permits, the permittee shall submit a letter from Coastside County Water District certifying that the subject site has an adequately-sized water connection for this approved project. (Building)
6. EVIDENCE OF SEWER CONNECTION CAPACITY. Prior to the issuance of building permits, the permittee shall demonstrate issuance of a sewer permit from the Sewer Authority Mid-Coast. (Building)
7. LOT GRADING, MATERIALS, EQUIPMENT AND VEHICLE STORAGE. No lot site grading, preparation, storage, or placement of construction materials, equipment, or vehicles shall take place prior to issuance of a building permit and/or grading permit. Any earth movement on or off the site in excess of 50 cubic yards shall require the submittal of a grading plan for review by the City Engineer and issuance of a grading permit. Lot Grading includes, but is not limited to, any leveling, scraping, clearing, or removal of lot surface area. Materials, Equipment, and Vehicles include, but are not limited to:
1. All masonry, wood, and steel construction materials;
2. All construction-related equipment and storage containers; and
3. All construction-related vehicles, including temporary trailers. (Engineering)
8. LOT DRAINAGE PLAN AND OFF-SITE DETENTION Prior to the issuance of building permits, a Lot Drainage Plan shall be submitted showing how the surface runoff is retained on the site and the remainder is drained to the public right‐of‐way. Plans shall include supporting calculations for storm water detention on the site for the additional run‐off from a ten‐year frequency storm of two‐hour duration. Plans shall show how the rear and side yards will properly drain to an approved BMP facility, and how the finished grades on the property relate to the existing grades on adjacent property. The Plan shall include pad elevation, finished floor elevation, site high and low points, drainage swales, area drains, and existing grade at adjacent property. The permittee shall provide appropriate measures to discharge the flood waters from any unfinished floor areas. (Engineering)
9. COPPER BUILDING ELEMENTS. The building plans shall specify that all copper building elements will be pre-patinated at the factory, or if patination will occur on the site, the plans shall identify best management practices in conformance with the San Mateo Countywide Water Pollution Prevention Program Requirements for Architectural Copper, to the satisfaction of the City Engineer. (Engineering)
10. EROSION AND SEDIMENT CONTROL. An erosion and sediment control plan shall be submitted that shows effective Best Management Practices (BMP) and erosion and sediment 142
control measures for the site. Construction plans shall also include the “construction best management practices” plan sheet. (Engineering)
11. FIRE CLEARANCE REQUIREMENTS. The permittee shall comply with all applicable fire and building codes and standards relating to fire and panic safety as identified by the Coastside Fire Protection District during the building permit process and as identified in the comment letter submitted by Coastside Fire protection District dated November 11, 2021. (Fire)
12. COASTSIDE COUNTY WATER DISTRICT - REGULATIONS. The project shall comply with all applicable regulations and requirements of the Coastside County Water District. Water service shall not be in the same trench as other utilities. (Water District) C. The following conditions shall be implemented to the satisfaction of the Community Development Director prior to and during construction:
1. ARCHAEOLOGY-DISCOVERY OF HUMAN REMAINS. Pursuant to Section 7050.5 of the Health and Safety Code, and Section 5097.94 of the Public Resources Code of the State of California, in the event of the discovery of human remains during construction, there shall be no further excavation or disturbance of the site or any nearby area reasonably suspected to overlie adjacent remains. The County Coroner shall be notified and shall make a determination as to whether the remains are Native American. If the Coroner determines that the remains are not subject to his authority, he shall notify the California Native American Heritage Commission who shall attempt to identify descendants of the deceased Native American(s).
If no satisfactory agreement can be reached as to the disposition of the remains pursuant to this State law, then the permittee shall re-inter the human remains and items associated with Native American burials on the property in a location not subject to further subsurface disturbance. (Planning)
2. ARCHAEOLOGY-DISCOVERY OF RESOURCES. If subsurface historic or archaeological resources are uncovered during construction, all work shall stop, the applicant shall notify the Community Development Director and retain a qualified archaeologist to perform an archaeological reconnaissance and identify any mitigation measures required to protect archaeological resources. Subsurface excavation shall not resume until expressly authorized by the Director. (Building)
3. CONSTRUCTION TRAILERS. Temporary construction trailers are permitted as accessory uses in conjunction with the development of this site, subject to the following conditions:
a. The construction trailer shall be used as a temporary construction office only. b. Neither sanitation facilities nor plumbed water is permitted within the trailer. c. No overnight inhabitance of the construction trailer is permitted. d. No construction trailers are permitted on site prior to building permit issuance. 143
e. The construction trailer shall be removed prior to issuance of a certificate of occupancy for the last unit in the project. (Planning)
4. AIR QUALITY BEST MANAGEMENT PRACTICES. The project shall implement the following standard BAAQMD dust control measures during all phases of construction on the project site:
• All active construction areas shall be watered twice daily or more often if necessary.
Increased watering frequency shall be required whenever wind speeds exceed 15 miles-per-hour.
• Pave, apply water three times daily, or apply non-toxic soil stabilizers on all unpaved access roads and parking and staging areas at construction sites. • Cover stockpiles of debris, soil, sand, and any other materials that can be windblown. Trucks transporting these materials shall be covered. • All visible mud or dirt track-out onto adjacent public roads shall be removed using wet power vacuum street sweepers at least once per day or as often as necessary to keep them free of dust and debris associated with site construction. The use of dry power sweeping is prohibited.
• Subsequent to clearing, grading, or excavating, exposed portions of the site shall be watered, landscaped, treated with soil stabilizers, or covered as soon as possible.
Hydroseed or apply (non-toxic) soil stabilizers to inactive construction areas and previously graded areas inactive for 10 days or more.
• Installation of sandbags or other erosion control measures to prevent silt runoff to public roadways.
• Replanting of vegetation in disturbed areas as soon as possible after completion of construction.
• Idling times shall be minimized either by shutting equipment off when not in use or reducing the maximum idling time to five minutes. Clear signage shall be provided for construction workers at all access points.
• All construction equipment shall be maintained and properly tuned in accordance with manufacturer’s specifications. All equipment shall be checked by a certified mechanic and determined to be running in proper condition prior to operation. • Post a publicly visible sign with the telephone number and person to contact at the City of Half Moon Bay regarding dust complaints. This person shall respond and take corrective action within 48 hours. The BAAQMD’s phone number shall also be visible to ensure compliance with applicable regulations.
5. HAZARDOUS MATERIALS. Any materials deemed hazardous by the San Mateo County Department of Health that are uncovered or discovered during the course of work under this permit shall be disposed in accordance with regulations of the San Mateo County of Health. (Building)
6. COMPLIANCE WITH CBC. All structures shall be constructed in compliance with the standards of the 2019 or code versions otherwise in effect including the California Codes of Regulations 144
Title 24, including Building Code, Residential Code, Administrative Code, Mechanical Code, Plumbing Code, Electrical Code, Energy Code, Fire Code and Green Building Code to the satisfaction of the Building Official. (Building)
7. FIRST FLOOR HEIGHT VERIFICATION. Prior to below floor framing or concrete slab steel reinforcement inspection, a stamped and signed building height verification letter shall be submitted to the City from a licensed land survey certifying that the first-floor height as constructed is equal to (or less than) the elevation specified for the first floor height in the approved plans.
8. OVERALL PROJECT HEIGHT. Maximum overall height of the project, including any grading, foundation, pad, and building elevations shall be calculated using the elevation points indicated on the topographic survey map submitted at the time of building permit application and referenced in condition of approval B9 above. The approved height of all residential units will be measured from grades as indicated on the submitted topographical survey. (Building)
9. COMPLETION OF UTILITIES. Any public utilities requiring relocation as a result of the construction of the building(s) or improvements under this permit shall be relocated at the owner’s expense. (Building)
10.CONSTRUCTION HOURS. Construction work shall be limited to the hours of 7:00 a.m. to 6:00 p.m. Monday through Friday; 8:00 a.m. to 6:00 p.m. Saturdays; and 10:00 a.m. to 6:00 p.m.
Sundays and holidays, except as expressly authorized by the City Engineer in conformance with Section 14.40.020 of the Half Moon Bay Municipal Code. (Engineering)
11. NOTICE OF DISRUPTION. The permittee shall provide written notice to affected property and business owners and a copy of such notice to the City Engineer a minimum of two business days prior to any planned disruption of pedestrian or vehicular traffic, parking, or public service facilities. (Engineering)
12. CONSTRUCTION MATERIAL STORAGE. Construction material shall not be stored in the street right-of-way without issuance of a Temporary Encroachment Permit. (Engineering) D. The following conditions shall be implemented to the satisfaction of the Community Development Director prior to issuance of an occupancy permit:
1. EXTERIOR COLORS AND MATERIALS. Exterior building colors and materials shall be in substantial conformance with those shown on the approved plans to the satisfaction of the Director of Community Development. (Planning)
2. DISPLAY OF STREET ADDRESS. Prior to issuance of a Certificate of Occupancy, the residential dwelling shall display an internally-illuminated street address number in a prominent location on the dwelling, visible from the street (a minimum of 6 feet above the surface of the driveway), and with contrasting background and letters/numbers that are 4 inches in height 145
with a minimum 3/4–inch stroke. Where a building is set back from the street or otherwise obscured, a street address with 3-inch reflective numbers/letters shall also be provided near the driveway entrance leading to the dwelling. (Fire/Building) E. The following mitigation measures are incorporated into the conditions of approval and shall be complied with prior to and during construction:
BIO-1 The following general mitigation measures shall be implemented during the project:
a. Prior to the start of the project, all construction crew members shall attend an environmental awareness training presented by a qualified biologist. A training brochure describing specialstatus species, project avoidance and minimization measures, key contacts, and potential consequences of impacts to special-status species and potentially jurisdictional features shall be distributed to the crew members during the training. Trainees shall sign an environmental training attendance sheet. These personnel shall be informed about the possible presence of all special-status species and habitats associated with the species identified here to be potentially present in the project area and that unlawful take of the animal or destruction of its habitat is a violation of the Federal Endangered Species Act and the California Endangered Species Act. Prior to construction activities, the qualified biologist shall instruct all construction personnel about (1) the description and status of the species; (2) the importance of their associated habitats; and (3) a list of measures being taken to reduce impacts on these species during project construction and implementation. A fact sheet conveying this information shall be prepared for distribution to the construction crew and anyone else who enters the project site.
b. Disturbance to vegetation shall be kept to the minimum necessary to complete the project activities. To minimize impacts to vegetation, a qualified biologist shall work with the contractor to designate the work area and any staging areas as well as delineate areas that shall be avoided with signage and tape. Areas that shall be avoided include Pilarcitos Creek, the impoundment, riparian habitat, and the wildlife corridor. Specifically, the buffer shall be 50 feet outward from the limit of riparian vegetation along Pilarcitos Creek or 100 feet from the top of bank within Pilarcitos Creek (whichever is greater) and 100 feet outward from the impoundment. The identified buffer shall be clearly depicted on any construction plans. Work may occur within these buffer areas under the supervision of a qualified biologist, and shall be limited to removal of the existing materials enclosure and the existing fencing around the impoundment. In addition, prior to initial ground disturbance or vegetation removal, the limits of the identified buffer around the impoundment, associated riparian habitat, and annual grassland to be avoided shall be flagged or fenced. c. All riparian habitat and the 50-foot riparian buffer area to be avoided shall be shown on project design plan sets, and prior to project activities, these areas shall be protected with high-visibility fencing.
d. If any wildlife is encountered during project activities, said wildlife must be allowed to leave the work area unharmed. All listed wildlife species shall be allowed to leave the work area 146
of their own accord and without harassment. Animals shall not be picked up or moved in any way. If non-listed and/or non-special-status wildlife does not leave the work area of their own accord, the qualified project biologist may relocate the wildlife outside of the project limits.
e. During project activities, all trash that may attract predators such as wrappers, cans, bottles, and food scraps shall be disposed of in solid, closed containers (trash cans) and removed at the end of each working day from the entire construction site. Following construction, trash/construction debris shall be removed from work areas. f. The area of disturbance shall be limited to the minimum necessary to complete the project.
Project boundaries shall be clearly demarcated, and these areas shall be outside of sensitive areas.
g. No firearms shall be allowed on the project site, except for federal, state, or local law enforcement, or security guards. No pets shall be allowed on the project site. h. Project-related vehicles shall observe a 10 mile-per-hour speed limit in all project areas, except on City and County roads, and state highways; this is particularly important on rainy nights when California red-legged frogs are most active. i. Nighttime construction shall be avoided.
BIO-2 Minimize impacts to special-status amphibians and reptiles:
a. The City will retain professional qualified biologists with experience monitoring for California red-legged frog and San Francisco garter snake to provide biological monitoring during all project construction activities that may result in take of any special-status species.
b. A qualified biological monitor (or as required by project permits) shall be on-site during all project construction activities that may result in take of any special-status species. The qualified biologist shall be given the authority to freely communicate verbally, by telephone, electronic mail, or in writing at any time with construction personnel, any other person(s) at the project site, otherwise associated with the project, the USFWS, the CDFW, or their designated agents. The qualified biologist shall have oversight over implementation of all the conservation measures and shall have the authority and responsibility to stop project activities if they determine any of the associated requirements are not being fulfilled. If the qualified biologist exercises this authority, the USFWS and CDFW shall be notified by telephone and electronic mail within twenty-four (24) hours.
c. A temporary wildlife exclusion barrier shall be installed at the discretion of the qualified biologist (or as required in project permits). Prior to any ground disturbance in the impact area, the temporary wildlife exclusion barrier shall be installed along the limits of disturbance. A qualified biologist shall inspect the area prior to installation of the barrier.
The barrier shall be designed to allow the California red-legged frog and San Francisco garter snake to leave the impact area and prevent them from entering the impact area and 147
shall remain in place until all development activities have been completed. This barrier shall be inspected daily and maintained and repaired as necessary to ensure that it is functional and is not a hazard to California red-legged frogs or San Francisco garter snakes on the outer side of the barrier.
d. Plastic mono-filament netting (erosion control matting), rolled erosion control products, or similar material shall not be used at the project site to prevent trapping California redlegged frogs, San Francisco garter snakes, or other species. e. Within 24 hours of the planned start of project activities, a focused preconstruction survey for sensitive and listed species, including but not limited to California red-legged frog and San Francisco garter snake, shall be conducted by a qualified biologist within the impact area. The qualified biologist shall investigate all potential areas that could be used by the California red-legged frog and San Francisco garter snake for feeding, breeding, sheltering, movement, and other essential behaviors. This includes an adequate examination of mammal burrows. Construction activities shall not take place until the survey is completed. f. Construction materials, including, but not limited to, wooden pallets, BMPs, equipment, or other materials, that are left on the ground for more than 24 hours shall be inspected before and during moving of the materials to prevent potential impacts to animals that may have utilized the materials as a temporary refuge. All construction pipes, culverts, or similar structures that are stored at a construction site for one or more overnight periods shall be either securely capped prior to storage or thoroughly inspected by the qualified biologist and/or the construction foreman/manager for animals before the pipe is subsequently buried, capped, or otherwise used or moved in any way. If a California redlegged frog or San Francisco garter snake is discovered inside a pipe or culvert by the qualified biologist or construction foreman/manager, the protocol in Mitigation Measure BIO-2(h) shall be followed.
g. To prevent inadvertent entrapment of the California red-legged frog or San Francisco garter snake during construction, the qualified biologist and/or construction foreman/manager shall ensure that all excavated, steep-walled holes or trenches more than 1 foot deep are completely covered at the close of each working day by plywood or similar materials, or provided with one or more escape ramps constructed of earth fill or wooden planks and inspected by the qualified biologist. Before such holes or trenches are filled, they shall be thoroughly inspected for trapped animals by the qualified biologist and/or construction foreman/manager. If at any time a trapped California red-legged frog or San Francisco garter snake is discovered by the qualified biologist or anyone else, the steps in Mitigation Measure BIO-2(h and i) shall be followed. h. If a California red legged frog or San Francisco garter snake, or any animal that construction personnel believe may be either of these species, is encountered during project construction, the following shall be followed.
i. All work that could result in direct injury, disturbance, or harassment of the individual animal shall immediately cease;
ii. The foreman and qualified biologist shall be immediately notified; and 148
iii. The qualified biologist shall determine if the animal is a California red-legged frog or San Francisco garter snake and, if so, shall follow Mitigation Measure BIO-2h for California red-legged frog and Mitigation Measure BIO- 2(i) for San Francisco garter snake.
i. If any California red-legged frogs are found during implementation of Mitigation Measures BIO-2(a), BIO-2(b), BIO-2(c), BIO-2(d), BIO-2(e), BIO-2(f), or BIO-2(g) the qualified biologist shall contact the USFWS to determine if moving any of the individuals is appropriate. In making this determination, the USFWS shall consider if an appropriate relocation site exists. If the USFWS approves moving animals, the City shall ensure that a permitted biologist holding a 10(a)(1)(A) permit for California red-legged frog (or as required by the project permits) is given sufficient time to move the animals from the impact area before ground disturbance is initiated. Only qualified and permitted biologists shall capture, handle, and move the California red-legged frog. The permitted biologist shall monitor any relocated frog until it is determined that it is not imperiled by predators or other dangers.
j. The qualified biologist shall monitor any individual San Francisco garter snake encountered within the impact area, but allow it to leave the impact area on its own. If the qualified biologist determines that the snake cannot leave on its own then the USFWS and CDFW shall be consulted to determine if the snake can be captured and relocated to appropriate habitat on the outside of the impact area. No San Francisco garter snakes shall be handled without explicit agency approval. k. Planting of western mosquitofish (Gambusia affinis) within the impoundment shall be prohibited. Treatment of the impoundment for mosquito larvae by the Mosquito Abatement District will be conducted utilizing alternative treatments approved by the District (e.g., insect growth regulators).
l. The use of any pesticides in the impact area shall be utilized in such a manner to prevent primary or secondary poisoning of the California red-legged frog and/or San Francisco garter snake potentially present in the project area, and the depletion of food items on which they depend. All uses of such compounds shall observe label and other restrictions mandated by the USEPA, California Department of Food and Agriculture, and other appropriate state and federal regulations, as well as additional project-related restrictions deemed necessary by the USFWS and CDFW. Furthermore, pesticide use will be subject to documentation of compliance with the USEPA’s Stipulated Injunction concerning the type used and buffer for application away from waterbodies and shall be rated for aquatic use by the California Department of Pesticide Regulation and have less-than-significant effects on California red-legged frog and San Francisco garter snake. m. The use of herbicides shall not be permitted unless approved by CDP amendment.
Future approval of herbicide use will be subject to documentation of compliance with the USEPA’s Stipulated Injunction concerning the type used and buffer for application away from waterbodies and shall be rated for aquatic use by the California Department of Pesticide Regulation and have less-than-significant effects on California red-legged frog and San Francisco garter snake.
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n. The use of rodenticides (i.e., anticoagulants) for controlling rodents, such as rats (Rattus spp.), house mice (Mus musculus), and California ground squirrels (Spermophilus beecheyi), shall be prohibited. If rodent control is required by the City, localized trapping efforts shall be conducted.
o. Construction activities (e.g., grubbing, grading) shall occur during dry weather conditions only, and to the extent feasible, during the dry season (June 1 to October 15) to facilitate avoidance of California red-legged frog and San Francisco garter snake. p. Regardless of the season, construction shall adhere to SMCWPPP BMPs, and no construction shall occur during and within 24 hours following a significant rain event (defined as greater than 0.25 inch in a 24-hour period). Following a significant rain event and the 24-hour drying-out period, a qualified biologist shall conduct a preconstruction survey for California red-legged frog and other sensitive species prior to the restart of any project activities.
q. A wildlife corridor shall be constructed as part of the Project and would funnel any potentially dispersing California red-legged frog or San Francisco garter snake into a culvert tunnel beneath the access road and limit the potential for traffic accessing the Corporation Yard to impact California red-legged frog or San Francisco garter snake. The wildlife corridor would also include a fence line along the riparian buffer of Pilarcitos Creek, which would further ensure that individual California red-legged frog and San Francisco garter snake would utilize the wildlife corridor to safely travel between the agricultural pond and the creek. The riparian buffer fencing would prevent California red-legged frog or San Francisco garter snake from entering the upland, trafficked portions of the property, where they could be injured or killed or trapped in upland habitat where they could be easily predated. The wildlife corridor design considered the life history aspects of both California red-legged frog and San Francisco garter snake to provide a safe and suitable movement corridor without any further management actions required.
r. The wildlife corridor fencing shall be maintained as a boundary to allow for safe wildlife movement between the impoundment and Pilarcitos Creek by funneling any dispersing wildlife through tunnels beneath the access road and providing a boundary along the riparian corridor of Pilarcitos Creek. The wildlife fencing, tunnel, and corridor shall be maintained over the lifetime of its use, and any portion that is observed to be broken or not functioning property shall be repaired immediately by the City. s. A temporary material may be used for the wildlife fencing, such as ERTEC or similar material, during construction of the project and for up to 1 year after construction is complete. If a temporary material is used for the fencing, it shall be inspected weekly by the City staff for any needed repairs. After 1 year the temporary fencing should be either replaced with a permanent wildlife fencing (e.g., chain-link fencing with vinyl slats) or reassessed for efficacy by a qualified biologist. 150
t. Installation of the wildlife corridor and associated fencing should take place during dry weather conditions to ensure that no dispersing California red-legged frogs or San Francisco garter snakes are trapped in upland areas.
u. The wildlife corridor shall be maintained and repaired annually or more frequently as needed. The tunnels beneath the access road shall be inspected to ensure that it is not blocked by vegetation or sediment. Vegetation fuels management within the wildlife corridor shall use low impact methods (such as goat grazing or using hand tools) on an annual basis. Any mechanical maintenance activities (including using hand tools for vegetation maintenance) within the wildlife corridor shall be closely monitored by an approved biologist.
BIO-3 Minimize impacts to Pilarcitos Creek and riparian habitat:
a. The project shall comply with the SMCWPPP, Municipal Regional Stormwater National Pollution Discharge Elimination System (NPDES) Permit and General Construction permit to prevent increases in peak flow, erosion, or reduction in water quality for downslope waters, which shall prevent stream downcutting, riparian bank erosion, or other downstream impacts.
b. All spoils, such as dirt, excavated material, debris, and construction-related materials, generated during project activities shall be placed where they cannot enter any drainage ditch, culvert inlet, or nearby vernal marshes. Spoils shall be covered or secured to prevent sediment from escaping. Once the spoil pile is no longer active, it shall be removed from the work area and disposed of lawfully at an appropriate facility. c. All exposed soils in the work area resulting from project activities shall be stabilized immediately following the completion of work to prevent erosion. Erosion and sediment control BMPs, such as silt fences, straw hay bales, gravel or rock-lined drainages, water check bars, and broadcast straw, can be used. BMPs shall be made of certified weedfree materials. Straw wattles, if used, shall be made of biodegradable fabric (e.g., burlap) and free of monofilament netting. At no time shall silt-laden runoff be allowed to enter any drainages or other sensitive areas.
d. All fueling and maintenance of vehicles and other equipment and staging areas shall occur at least 100 feet from any drainages and other water features, including Pilarcitos Creek. Crew members shall ensure that contamination of habitat does not occur during such operations. Prior to the onset of work, the construction contractor shall prepare a plan to be approved by the City before construction begins to allow a prompt and effective response to any accidental spills. All workers shall be informed of the importance of preventing spills and of the appropriate measures to take should a spill occur.
e. All exposed surfaces shall be wetted periodically to prevent significant dust. f. All stockpiled soil shall be covered during periods of rain. 151
g. The following BMPs shall be implemented to limit the spread of invasive species into sensitive habitats:
i. All ground-disturbing equipment used adjacent to the riparian habitat shall be washed (including weeks, tracks, and undercarriages) at a legally operating equipment yard both before and after being used at the site; ii. All applicable construction materials used on-site, such as straw wattles, mulch, and fill material, shall be certified weed free;
iii. The project shall follow the SMCWPPP and a SWPPP as per the NPDES General Permit for Storm Water Discharges Associated with Construction and Land Disturbance Activities (Construction General Permit; Water Board Order No. 2009- 0009-DWQ) if applicable;
iv. All disturbed soils shall be stabilized and planted with a native seed mix from a local source following construction;
v. If excavating, soil and vegetation removed from densely weed-infested areas (for example, dense poison hemlock infestations or cape ivy infestations) shall not be used in general soil stockpiles and shall not be redistributed as topsoil cover for the newly filled areas. All weed-infested soil shall be disposed of off-site at a landfill.
BIO-4. Minimize impacts to nesting birds, as required by the Federal Migratory Bird Treaty Act:
a. If project activities, including, but not limited to, grubbing and grading, are conducted during nesting bird season (generally February 15 to September 15), preconstruction nest surveys shall be conducted in and near the project (within 500 feet for large raptors and 300 feet for all other birds) by a qualified biologist within 7 days of the start of construction. If nesting birds are identified during the preconstruction survey, then the project shall be modified (i.e., a no-work exclusion buffer of appropriate size [to be determined by the qualified project biologist] shall be erected around active nests) and/or delayed as necessary to avoid impacts to the identified nests, eggs, and/or young. Disturbing active nests must be avoided until young birds have fledged. b. If construction activities shall not be initiated until after the start of the nesting season, all potential nesting substrates (e.g., bushes, trees, grasses, and other vegetation) that are scheduled to be removed by the project shall be removed prior to the start of the nesting season (e.g., prior to February 15), to the extent feasible. This shall preclude the initiation of nests in this vegetation and prevent the potential delay of the project due to the presence of active nests in these substrates.
BIO-5. Minimize impacts to heritage trees:
a. During detailed design of the project, removal of trees protected by the City heritage tree ordinance shall be avoided and minimized to the extent feasible. If tree removal is necessary, it is recommended that a certified arborist conduct a tree survey to 152
determine the number and health of heritage trees within the developed habitat of the project area. Where removal of trees cannot be avoided, the City shall comply with the standards of the City heritage tree ordinance, including the planting of replacement trees where feasible and approval from the City Manager.
BIO-6. Minimize impacts to roosting bats:
a. Pre-Construction Bat Survey. Prior to tree removal, a qualified bat biologist shall conduct a visual survey of the project area to identify if bats are roosting within trees within the project area. Roost sites shall be avoided during tree removal. If no roosting sites or bats are observed during the survey no further mitigation is necessary. b. If roosting bats or indications of bat roosts are observed within project trees to be removed, tree removal shall be conducted under the supervision of a qualified bat biologist. During tree removal and where potential bat roosts were identified, a qualified bat biologist shall be present and tree removal shall begin with portions of the tree that do not provide suitable roost habitat (e.g., low limbs lacking forage). Trees shall be disassembled at a speed in coordination with the on-site qualified bat biologist that allows any roosting bats to vacate the tree.
BIO-7. Minimize impacts to dusky-footed woodrat:
a. Focused surveys for San Francisco dusky-footed woodrat nests within the riparian habitat associated with Pilarcitos Creek and the marsh habitat shall be conducted within 7 days of the start of construction. If no nests are found, then no further mitigation shall be warranted. If nests are found, then Mitigation Measures b and c shall be implemented.
b. Dusky-footed woodrats are year-round residents. Therefore, avoidance mitigation is limited to designing the project to avoid direct impacts on woodrat nests to the extent feasible. Ideally, a minimum 10-foot buffer should be maintained between project construction activities and each nest to avoid disturbance. In some situations, a smaller buffer may be allowed if in the opinion of the qualified biologist removing the nest would be a greater impact than that anticipated due to project activities. If nests are observed within riparian habitat and this habitat shall be avoided by the project, highvisibility fencing shall be installed around these woodrat nests to keep workers, construction equipment, and construction materials out of the area where the nests are located.
c. If avoidance of occupied nests is not feasible, the woodrats shall be evicted from their nests prior to the removal of the nests and onset of ground-disturbing activities to avoid injury or mortality of the woodrats. A qualified biologist shall disturb the woodrat nest to the degree that all woodrats leave the nest and seek refuge outside of the project activity area. Subsequently, the nest sticks shall be relocated; these materials shall be piled at the base of a nearby tree or shrub outside of the impact area. The spacing between relocated nests shall not be less than 20 feet, unless a qualified biologist has determined that the habitat can support higher densities of nests. 153
CUL-1. Implement an environmental awareness training program Prior to the start of the project, all construction crew members will attend an environmental awareness training. This environmental awareness training will be conducted by a qualified archaeologist and will address cultural situations that may be encountered. An archaeologist will prepare an archaeological brochure to be distributed to the construction crew at the onsite environmental awareness training. The brochure will identify the types of cultural resources that may be encountered and the procedures to be followed in the event of accidental discovery.
CUL-2. Implement a cultural resources monitoring plan:
The project will develop and implement a cultural resources monitoring plan (CRMP) for all ground-disturbing activities. The CRMP shall include provisions for stop-work by the archaeologist, ownership and proper handling of archaeological resources upon and following discovery, reporting format and frequency, and a project specific communications plan will need to be completed prior to start of work.
GEO-1. Avoid and/or reduce impacts to unknown paleontological resources:
In the unlikely event that a paleontological resource is discovered, the project applicants shall comply with PRC Division 5, Chapter 1.7, Section 5097.5, and Division 20, Chapter 3, Section 30244, which prohibit the removal, without permission, of any paleontological site or feature from lands under the jurisdiction of the state or any city, county, district, authority, or public corporation, or any agency thereof. To be consistent with these PRC Sections, in the event that paleontological resources are exposed during construction, work in the immediate vicinity of the find must stop until a qualified paleontologist can evaluate the significance of the find. Construction activities may continue in other areas. If the discovery proves significant under the provisions of CEQA, the paleontologist shall prescribe, and the project Applicants shall implement, additional measures such as testing or data recovery to avoid impacts to the resources.
F. Validity and Expiration of Permits
1. EFFECTIVE DATE. This site is located within the California Coastal Commission’s Appeals Jurisdiction. This permit shall take effect after expiration of the Coastal Commission appeal period, or if the permit is appealed to the Coastal Commission during the appeal period, it shall take effect after final Coastal Commission action. (Planning)
2. ACCURACY OF APPLICATION MATERIALS. The applicant shall be responsible for the completeness and accuracy of all forms and material submitted for this application. Any errors or discrepancies found therein may be grounds for the revocation or modification of this permit and/or any other City approvals.
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3. EXPIRATION. The Coastal Development Permit and Tentative Subdivision Map shall expire two years from the date of their approval if a final map has not been recorded during that time. The Planning Commission may approve up to three one-year extensions of this Coastal Development Permit and Subdivision Map based on a written request and fee submitted to the Director prior to expiration of the Permit/Map.
4. HOLD HARMLESS. The permittee agrees as a condition of approval of this application to indemnify, protect, defend with counsel selected by the City, and hold harmless, the City, and any agency or instrumentality thereof, and its elected and appointed officials, officers, employees and agents, from and against an and all liabilities, claims, actions, causes of action, proceedings, suits, damages, judgments, liens, levies, costs and expenses of whatever nature, including reasonable attorney’s fees and disbursements (collectively, “Claims”) arising out of or in any way relating to the approval of this application, any actions taken by the City related to this entitlement, any review by the California Coastal Commission conducted under the California Coastal Act Public Resources Code Section 30000 et seq., or any environmental review conducted under the California Environmental Quality Act, Public Resources Code Section 210000 et seq., for this entitlement and related actions. The indemnification shall include any Claims that may be asserted by any person or entity, including the permittee, arising out of or in connection with the approval of this application, whether or not there is concurrent, passive or active negligence on the part of the City, and any agency or instrumentality thereof, and its elected and appointed officials, officers, employees and agents. The permittee’s duty to defend the City shall not apply in those instances when the permittee has asserted the Claims, although the permittee shall still have a duty to indemnify, protect and hold harmless the City. (City Attorney).
OWNER’S/PERMITTEE’S CERTIFICATION:
I have read and understand and hereby accept and agree to implement the foregoing conditions of approval of the Coastal Development Permit.
APPLICANT:
___________________________________ ________________________ (Signature) (Date)
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SYMBOLS LEGEND GENERAL NOTES
ABBREVIATIONS
PROJECT LOCATION SHEET INDEX
1. THE CONTRACTOR SHALL CAREFULLY STUDY AND COMPARE
THE CONTRACT DOCUMENTS WITH EACH OTHER AND SHALL
AT ONCE REPORT TO THE ARCHITECT ERRORS,
INCONSISTENCIES OR OMISSIONS DISCOVERED. IF THECONTRACTOR PERFORMS ANY CONSTRUCTION ACTIVITYKNOWING IT INVOLVES A RECOGNIZED ERROR,INCONSISTENCY OR OMISSION IN THE CONTRACT DOCUMENTSWITHOUT SUCH NOTICE TO THE ARCHITECT, THECONTRACTOR SHALL ASSUME APPROPRIATE RESPONSIBILITYFOR SUCH PERFORMANCE AND SHALL BEAR AN APPROPRIATE AMOUNT OF THE ATTRIBUTABLE COSTS FOR CORRECTION.
2. WHERE NEW CONSTRUCTION ABUTS EXISTING
CONSTRUCTION TO REMAIN, ALL CONDITIONS AFFECTINGWORK PROGRESS AND CONFORMANCE TO PLANS ANDSPECIFICATIONS SHALL BE VERIFIED BY CONTRACTOR PRIORTO START OF WORK.
3. WRITTEN DIMENSIONS TAKE PRECEDENCE OVER SCALED
MEASUREMENTS. WHERE DISCREPANCIES IN DIMENSIONSOCCUR THEY SHALL BE REPORTED TO THE ARCHITECT FORRESOLUTION.
4. ALL WORK AND MATERIALS SHALL BE IN ACCORD WITH THE
LATEST RULES AND REGULATIONS OF ALL APPLICABLE STATE
AND/OR LOCAL CODES, LAWS, ORDINANCES, STATUTES AND
REGULATIONS. NOTHING IN THE DRAWINGS ORSPECIFICATIONS SHALL BE CONSTRUED AS REQUIRING ORPERMITTING WORK CONTRARY TO THESE RULES,REGULATIONS, AND CODES.
5. THE DRAWINGS INDICATE LOCATIONS, DIMENSIONS, AND
TYPICAL DETAILS OF CONSTRUCTION. THE DRAWINGS DO NOTILLUSTRATE EVERY CONDITION; WORK NOT EXPRESSLYDETAILED SHALL BE OF CONSTRUCTION SIMILAR TO PARTSTHAT ARE DETAILED. WHERE DISCREPANCIES OCCUR, THEYSHALL BE REPORTED TO THE ARCHITECT FOR RESOLUTION.
6. SITE BOUNDARY LINES, BOUNDARY DIMENSIONS, BOUNDARY
DECLINATIONS, AND EXISTING GRADES ARE BASED UPON THESURVEY DRAWING. THE CONTRACTOR SHALL BE DEEMED TOHAVE INSPECTED THE SITE AND SATISFIED HIMSELF AS TO
ACTUAL GRADES, LEVELS, DIMENSIONS, AND DECLINATIONSAND THE TRUE CONDITIONS UNDER WHICH THE WORK IS TO BE PERFORMED.
7. MASONRY DIMENSIONS ARE GIVEN TO THE NOMINAL FACE OF
MASONRY.
8. DIMENSIONS ARE TO BE FACE OF FINISH UNLESS OTHERWISE NOTED. DO NOT SCALE THE DRAWINGS. LAY OUT WORKFOLLOWING WRITTEN DIMENSIONS. IF WRITTEN DIMENSIONS ARE LACKING, NOTIFY THE ARCHITECT AT ONCE. IF NO
LOCATING DIMENSIONS ARE SHOWN, DOOR OPENINGS ARELOCATED BY THE DOOR DETAILS.
9. DIMENSIONS AND ELEVATIONS ON THESE DRAWINGS REFER
TO BUILDING DATUM, UNLESS OTHERWISE NOTED.
10. THE CONTRACTOR SHALL VISIT THE SITE AND VERIFY ALL
EXISTING CONDITIONS BEFORE BIDDING.
11. ALL WORK SHOWN IS ASSUMED TO BE NEW UNLESS NOTED AS EXISTING.
CLO.CLG.
CLOSETCEILING
EXPO.EXT.EXP.EQUIP.EQ.E.P.ENCL.(E)
EXPOSEDEXTERIOREXPANSIONELECTRICAL PANELEQUIPMENTEXISTINGENCLOSUREEQUAL
INTERNATIONAL SYMBOL OF ACCESSIBILITYINTERIORINSULATION
HORIZONTAL
ISAINT.INSUL.
HR.HT.HORIZ.
HOURHEIGHT
ADJ. ADJUSTABLE, ADJACENT
B.O.BOT.B.U.R.B.O.C.B.R.B.S.BLW.BM.BLKG.BLK.BLDG.BITUM.BD.
BOTTOM OF BOTTOM OF CURBBUILT-UP ROOFINGBOTTOMBOTTOM OR RISERBOTTOM OF SILLBELOWBLOCKINGBUILDINGBITUMINOUSBOARDBEAMBLOCK APPROX.ASPH.
BTW.BC
ALT.ARCH.A.P.ALUM.AGGR.A.F.F.
ASPHALT
BETWEENBOTTOM OF CURB
ARCHITECTAPPROXIMATEACCESS PANELALTERNATEALUMINUMAGGREGATEABOVE FINISH FLOOR ACOUS.A.D.A/CA.B.A.C.ABV.
(E)(N)#
∅T
ANCHOR BOLTAREA DRAINACOUSTICALAIR CONDITIONINGASPHALTIC CONCRETEABOVE
EXISTINGPOUND, NUMBERPERPENDICULARDIAMETER, ROUNDNEW
CL@&PLd
CENTERLINEPROPERTY LINEPENNY (NAIL)
ATANGLEAND
DOUGLAS FIR, DRINKING FOUNTAIN
EMER.ELEV.ELECT.EL.EA.
ELECTRICALEMERGENCYELEVATORELEVATIONEACH
DIM.DWG.DR.D.O.DN.DISP.D.DDIAG.DIAM.D.F.DET.DEPT.DEMO.
DIMENSIONDOORDRAWINGDOOR OPENINGDISPENSERDOWNDETAILDIAGONALDIAMETERDECK DRAINDEPARTMENTDEMOLISH
HOSE BIBBHAND RAILGROUND
H.B.HDR.H.R.
HEADER
GYP.GR.GND.GL.
GYPSUMGRADEGLASSGYPSUM WALL BOARDGRAB BARGALVANIZEDFOOT, FEET G.B.GWB.GALV.GA. GAUGEFT.
DBL.
C.T.CTR.CNTR.CORR.CONT.CONST.
DOUBLE
CENTERCOUNTERCERAMIC TILECORRIDORCONTINUOUSCONSTRUCTION CONN.C.M.U.CONC.COMP.COL.CLR.
CONCRETE MASONRY UNITCONNECTIONCONCRETECOMPOSITIONCOLUMNCLEAR
FACE OFFRAMINGFIREPROOFFACE OF FINISHFACE OF CONCRETEFIRE HOSE CABINETFINISH FLOORFIRE HYDRANT FRMG.FPRF.F.O.F.O.F.F.O.C.FLR.FIXT.FIN.F.H.C.F.F.F.H.
FLOORFIXTUREFINISHFIRE EXTINGUISHER CABINETFIRE EXTINGUISHERFIRE ALARM F.E.C.F.E.F.A.
OD OVERFLOW DRAIN
W.I. WROUGHT IRONWP. TYPE 1 (ETC.)
S.M.D.
OWNER INSTALLEDOWNER FURNISHED OUTSIDE DIAMETER
PLUMB. PLUMBINGOFF.OPP.OPNG.O.H.O.F.O.I.O.D.
OFFICEOPPOSITEOPENINGOVERHEAD
S.S.D.S.S.SQ.
SPEC.S.L.D.S.M.SIM.
SEE LANDSCAPE DRAWINGSSEE STRUCTURAL DRAWINGSSQUARE FOOT, SQUARE FEETSEE MECH. DRAWINGSSTAINLESS STEELSQUARESPECIFICATIONSHEET METALSIMILAR W.S.W.W.F.T.WSCT.W/OWRWP.W.F.W.O.WD.
WATERPROOFING TYPE 1 (ETC.)WOOD SCREWWELDED WIRE FABRICWEIGHTWAINSCOTWIDE FLANGEWHERE OCCURSWATER RESISTANTWATERPROOFWITHOUTWOOD MACH. MACHINE
RESIL.REQ'D
MUL. MULLION
NOT TO SCALENOT IN CONTRACT
NOM. NOMINALO.C.O.A.N.T.S.
ON CENTEROVERALL
(N)NO.N.I.C.N.
NEWNUMBERNORTH
S.E.D.SECT.S.SCH.
RM.
METAL SIDINGMASONRY OPENINGMISCELLANEOUSMANUFACTURER
MIN. MINIMUMMTD.MTL.MTL.M.O.MISC.MIR.
MOUNTEDMETALMIRROR
MECH.MH.MFR.MEMB.MAX.
MECHANICALMANHOLEMEMBRANEMAXIMUM
REV.RET.REF.
U.O.N.
SEE ELECTRICAL DRAWINGSSECTIONSCHEDULESOUTH
ROOM
V.I.F.WW.C.W/W.VEST.VERT.V.T.
UR.
REQUIREDREVISION, REVISEDRETAININGRESILIENTREFERENCE
UNF.TYP.T.O.W.T.O.B.T.O.CT.O.S.T.O.THR.
PTN, PART.PREFAB.
LT.LOC.
LIGHTLOCATION
LAV.KIT.
LAVATORYKITCHEN
PTDPT.
JOIST HANGER
JT.J.H.JST.JAN.
JOINTJOISTJANITOR
PARTITIONPAINTEDPOINT; PAINTPRE-FABRICATED
STRUCT.STOR.STL.STD.
UNLESS OTHERWISE NOTED
VERIFY IN FIELDWATER CLOSETWIDEWITHWESTVESTIBULEVERTICALVINYL TILE
URINALUNFINISHEDTYPICALTOP OF WALLTOP OF BENCHTOP OF CONCRETETOP OFTOP OF STRUCTURETHRESHOLDSTRUCTURALSTORAGESTANDARDSTEEL
DEFERRED SUBMITTALS
SECTION KEYKEYNOTEDETAIL PLAN KEYINTERIOR ELEVATIONDRAWING TITLEGRID LINE REFERENCE SCALE
TITLE
ELEVATION TARGETDOOR NUMBER
3 GRID
#.#
GRID
SPOT ELEVATION
1 DRAWING REVISION
+21'-0"
VIEW
4 3
SHEET 2
1 LEVEL
0'-0"
SHEET
NO.NO.
SHEET
DETAIL SECTION KEY
NO.
SHEET
101
1. TENSION FABRIC BUILDING STRUCTURE2. FIRE SPRINKLER AND ALARM SYSTEM3. SOLAR ARRAY PROJECT SCOPETHE PROJECT SCOPE INCLUDES A NEW PAVED ACCESS ROAD FROM THE WEST OF THE SITE AT STONE PINE ROAD TO A NEW LOOP ROAD IN THE CORPORATION YARD AT THE EAST END OF THE SITE. PROJECT SCOPE ALSO INCLUDES A NEW STEEL SECURITY FENCE AT THE YARD PERIMETE. THE PERIMETER SECURITY FENCE WILL HAVE A ROLLING GATE AT THE YARD ENTRY WITH KEY CARD ACCESS.PARKING FOR STAFF AND A CHAINLINK FENCED PARKING AREA FOR SERVICE VEHICLES ARE TO BE PROVIDED INSIDE THE YARD PERIMETER.THE NEW STRUCTURES ARE TO BE BUILT ON SITE. THESE INCLUDE A WORKSHOP / STORAGE BUILDING AND A COVERED TRASH / MATERIAL STORAGE ENCLOSURE. THE WORKSHOP / STROAGE BUILDING IS TO BE AN OWNER FURNISHED / CONTRACTOR INSTALLED TENSION FABRIC STRUCTURE INSTALLED ON SLAB ON GRADE WITH PERIMETER FOUNDATION. THE WORKSHOP STORAGE BUILDING WILL INCLUDE NEW OFFICE SPACE, RESTROOMS, AND LOCKER ROOMS.A SOLAR ARRAY IS TO BE INSTALLED NORTH OF THE LOOP ROAD. THE SOLAR ARRAY IS TO BE DESIGN BUILD AND PROVIDE POWER TO THE CORPORATION YARD. THE SOLAR ARRAY SYSTEM WILL BE INTERCONNECTED TO THE NEW PG+E MAIN ELECTRICAL SERVICE.
PROJECT DATA & CODE SUMMARY
A.P.N.: 056-260-180
LOT SIZE: PARCEL ONE - 14.66 ACRES (638,792 SQ. FT.)
PARCEL TWO - 5.67 ACRES (246,792 SQ. FT.)
AREA OF WORK: WORKSHOP / STORAGE BUILDING
6,750 SFTRASH / MATERIAL STORAGE ENCLOSURE1,880 SF
OCCUPANCY: S1 - WORKSHOP / STORAGE BUILDING
U - TRASH / MATERIAL STORAGE ENCLOSURE
NUMBER OF STORIES: 1-STORYBUILDING CONSTRUCTION: TYPE V: WORKSHOP / STORAGE BUILDING TYPE V: TRASH / MATERIAL STORAGE ENCLOSURE
SPRINKLERED: WORKSHOP / STORAGE BUILDING - SPRINKLERED
TRASH / MATERIAL STORAGE ENCLOSURE - SPRINKLERED
BUILDING HEIGHT: 19' - 0" - WORKSHOP / STORAGE BUILDING APPLICABLE CODES: AMERICANS WITH DISABILITIES ACT (“ADA”) COMPLIANCE REQUIRED FOR SITE AND STOR. ACCESS;2019 CALIFORNIA BUILDING CODE (“CBC”).
N
S
CONTRACTOR INSTALLED
O.F.C.I. OWNER FURNISHED
SF. SQUARE FOOT, SQUARE FEETT.B.D TO BE DETERMINED
HSS HOLLOW STRUCTURAL STEEL
SAN MATEO
ROAD (HWY 92)
STONE PINE ROAD
MAI
N
STRE
ET
SITE
CREEK
PILARCITOS
SITE ENTRY
ARCHITECT:ELS ARCHITECTURE AND URBAN DESIGN2040 Addison StreetBerkeley, CA 94704P: 510.549.2929CIVIL ENGINEER (SEPARATE CONTRACT):BKF ENGINEERS255 Shoreline Drive, Suite 200Redwood City, CA 94065P: 650.482.6300ENVIRONMENTAL CONSULTANT:SWCA95 3rd St. 2nd FloorSan Francisco, CA 94103P: 415.536.2883STRUCTURAL ENGINEER:KPFF45 Fremont Street, 28th FloorSan Francisco, CA 94105P: 415.989.1004MECHANICAL / PLUMBING ENGINEER:
Alter Consulting Engineers
1624 Franklin St. #1300Oakland, CA 94612P: 510.474.0379ELECTRICAL ENGINEER:OMM CONSULTING4340 Redwood Hwy #245San Rafael, CA 94903COST ESTIMATOR:MACK51900 Powell St #470Emeryville, CA 94608SHEET NUMBER:PROJECT NUMBER:
DATE:ISSUE:SHEET TITLE:
PROJECT:CLIENT:PROJECT TEAM:
STAMP:
NOT FOR
CONSTRUCTION
COVER SHEET
A000
CITY OF HALF MOON BAY
880 STONE PINE ROAD, HALF
MOON BAY, CA 94019
CITY OF HALF MOON
BAY
CORPORATION YARD
60% CONSTRUCTION
DOCUMENTS
11 / 01 / 2021
202005
880 STONE PINE ROAD, HALF MOON BAY, CA 94019
PROJECT NUMBER: 202005
60% CONSTRUCTION DOCUMENTS
ISSUE DATE: NOVEMBER 01, 2021
ARCHITECTUREA100 DEMOLITION SITE PLANA101 SITE PLANA201 SITE PLAN ENLARGEDA401 WORKSHOP / STORAGE BUILDING PLANS AND ELEVATIONSA402 TRASH / STORAGE ENCLOSURE PLANS AND ELEVATIONSA800 DOOR AND FINISH SCHEDULEA801 EXTERIOR DETAILS CIVILC1.0 HORIZONTAL CONTROLC2.0 GRADING PLANC3.0 UTILITY PLANC4.0 EROSION CONTROL PLANC4.1 EROSION CONTROL DETAILSC4.2 EROSION CONTROL DETAILSC5.0 CONSTRUCTION DETAILSC5.1 CONSTRUCTION DETAILSC5.2 CONSTRUCTION DETAILSC5.3 CONSTRUCTION DETAILS ADMINISTRATIVEA000 COVER SHEETA001 ACCESS COMPLIANCE PLANA002X TOPOGRAPHIC SURVEY (1 OF 2 - BKF - FOR REFERENCE ONLY)A003X TOPOGRAPHIC SURVEY (2 OF 2 - BKF - FOR REFERENCE ONLY)
REVISION
NUMBER DATE DESCRIPTION
ATTACHEMENT 2 : Selected sheets from planset for Planning Commission review. 158
ARCHITECT:
ELS ARCHITECTURE AND URBAN DESIGN2040 Addison StreetBerkeley, CA 94704P: 510.549.2929CIVIL ENGINEER (SEPARATE CONTRACT):BKF ENGINEERS255 Shoreline Drive, Suite 200Redwood City, CA 94065P: 650.482.6300ENVIRONMENTAL CONSULTANT:SWCA95 3rd St. 2nd FloorSan Francisco, CA 94103P: 415.536.2883STRUCTURAL ENGINEER:KPFF45 Fremont Street, 28th FloorSan Francisco, CA 94105P: 415.989.1004MECHANICAL / PLUMBING ENGINEER:Alter Consulting Engineers 1624 Franklin St. #1300Oakland, CA 94612P: 510.474.0379 ELECTRICAL ENGINEER:OMM CONSULTING4340 Redwood Hwy #245San Rafael, CA 94903COST ESTIMATOR:MACK51900 Powell St #470Emeryville, CA 94608SHEET NUMBER:PROJECT NUMBER:
DATE:ISSUE:SHEET TITLE:
PROJECT:CLIENT:PROJECT TEAM:
STAMP:
NOT FOR
CONSTRUCTION
TOPOGRAPHIC
SURVEY (1 OF 2 -
BKF - FOR
REFERENCE ONLY)
A002X
CITY OF HALF MOON BAY
880 STONE PINE ROAD, HALF
MOON BAY, CA 94019
CITY OF HALF MOON
BAY
CORPORATION YARD
60% CONSTRUCTION
DOCUMENTS
11 / 01 / 2021
202005
REVISION
NUMBER DATE DESCRIPTION
ATTACHEMENT 2
159
ARCHITECT:
ELS ARCHITECTURE AND URBAN DESIGN2040 Addison StreetBerkeley, CA 94704P: 510.549.2929CIVIL ENGINEER (SEPARATE CONTRACT):BKF ENGINEERS255 Shoreline Drive, Suite 200Redwood City, CA 94065P: 650.482.6300ENVIRONMENTAL CONSULTANT:SWCA95 3rd St. 2nd FloorSan Francisco, CA 94103P: 415.536.2883STRUCTURAL ENGINEER:KPFF45 Fremont Street, 28th FloorSan Francisco, CA 94105P: 415.989.1004MECHANICAL / PLUMBING ENGINEER:Alter Consulting Engineers 1624 Franklin St. #1300Oakland, CA 94612P: 510.474.0379 ELECTRICAL ENGINEER:OMM CONSULTING4340 Redwood Hwy #245San Rafael, CA 94903COST ESTIMATOR:MACK51900 Powell St #470Emeryville, CA 94608SHEET NUMBER:PROJECT NUMBER:
DATE:ISSUE:SHEET TITLE:
PROJECT:CLIENT:PROJECT TEAM:
STAMP:
NOT FOR
CONSTRUCTION
TOPOGRAPHIC
SURVEY (2 OF 2 -
BKF - FOR
REFERENCE ONLY)
A003X
CITY OF HALF MOON BAY
880 STONE PINE ROAD, HALF
MOON BAY, CA 94019
CITY OF HALF MOON
BAY
CORPORATION YARD
60% CONSTRUCTION
DOCUMENTS
11 / 01 / 2021
202005
REVISION
NUMBER DATE DESCRIPTION
ATTACHEMENT 2
160
BFP
102
72 .13
6003402
.16
1997924
.97
70 7
5 80
8 0
75 95
90 90
110
120
100
85 75
80 85
85 85
85 95
105
115
110
75 70
75 80
90 70
60 65
65 70
75 80
75 75
80 65
75 70
80 80
70 65
75 65
70 80
80 70
100
105
90 90
90 85
115
90 85
85 1
1 0
115
110
85 70
70 75
80 80
85 100
90 110
95 85
90 1
1 5
75 85
80 7
0 W
M
SAN MATEO ROAD
PILARCITOS CREEK
LANDS OF HMB CARMEN RANGE HOLDINGS
(SPANISH TOWN)IDN 2008-0162491
APN 056-270-080
LANDS OF PENINSULA OPEN SPACE TRUST,
A CALIFORNIA NONPROFIT PUBLIC BENEFITS CORPORATION
APN 056-260-180
(PARCEL TWO)
(DN 2009-131257)
(A PORTION OF PARCEL 2)
(27 LLS 40)
246,792 SQ. FT.
5.67 ACRES
LANDS OF HALF MOON BAY PROPERTIES LLC
(PARCEL 1)
IDN 2013-1526381
APN 056-270-100
LANDS OF INVESTMENT ADREVEND TRUST
DN 2018-092044
APN 056-260-130
LANDS OF
MULTIPLE OWNERS
LANDS OF
MULTIPLE OWNERS
LANDS OF PENINSULA OPEN SPACE TRUST,
A CALIFORNIA NONPROFIT PUBLIC BENEFITS CORPORATION
APN 056-260-180
(PARCEL ONE)
(DN 2009-131257)
(A PORTION OF PARCEL 1)
(27 LLS 40)
638,792 SQ. FT.
14.66 ACRES
2.03 2.04
2.12 2.072.122.16 (E) PROPERTY LINE
WETLAND SETBACK
100' - 0"
STONE PINE ROAD
2.17 2.06
2.29 2.20
2.292.29
2.29 2.05
2.16 2.15
2.15 2.06
2.15 2.15
2.05 2.05
2.16 2.17 2.02
2.01 2.24
2.222.25
2.27 2.05
(E) POND
2.23 2.28
2.142.13
LEGEND
DEMOLISHED ITEMRIPARIAN SETBACK / WETLAND SETBACKFENCEPROPERTY LINESEWER LINECCWD / PG&E EASEMENT(E) EX. NO. 13 CONSERVATION TRAIL EASEMENTFLOOD LINE
SHEET NOTES
1. VERIFY ALL CONDITIONS IN THE FIELD PRIOR TO THE START OF CONSTRUCTION. BRING DISCREPANCIES TO THE
ATTENTION OF THE ARCHITECT PRIOR TO PROCEEDING
WITH THE WORK.
2. ALL BUILDING AND SITE FEATURES TO REMAIN UNLESS
OTHERWISE NOTED.
0' 25' 50' 100' 200'
ARCHITECT:ELS ARCHITECTURE AND URBAN DESIGN2040 Addison StreetBerkeley, CA 94704P: 510.549.2929CIVIL ENGINEER (SEPARATE CONTRACT):BKF ENGINEERS255 Shoreline Drive, Suite 200Redwood City, CA 94065P: 650.482.6300ENVIRONMENTAL CONSULTANT:SWCA95 3rd St. 2nd FloorSan Francisco, CA 94103P: 415.536.2883STRUCTURAL ENGINEER:KPFF45 Fremont Street, 28th FloorSan Francisco, CA 94105P: 415.989.1004MECHANICAL / PLUMBING ENGINEER:Alter Consulting Engineers 1624 Franklin St. #1300Oakland, CA 94612P: 510.474.0379 ELECTRICAL ENGINEER:OMM CONSULTING4340 Redwood Hwy #245San Rafael, CA 94903COST ESTIMATOR:MACK51900 Powell St #470Emeryville, CA 94608SHEET NUMBER:PROJECT NUMBER:
DATE:ISSUE:SHEET TITLE:
PROJECT:CLIENT:PROJECT TEAM:
STAMP:
NOT FOR
CONSTRUCTION
DEMOLITION SITE
PLAN
A100
CITY OF HALF MOON BAY
880 STONE PINE ROAD, HALF
MOON BAY, CA 94019
CITY OF HALF MOON
BAY
CORPORATION YARD
60% CONSTRUCTION
DOCUMENTS
11 / 01 / 2021
202005
1" = 50'-0" 1 DEMOLITION SITE PLAN
PLAN
NORTH
KEYNOTES
2.01 (E) GAS METER, S.C.D.2.02 (E) BARN2.03 (E) MAIN ELECTRICAL SERVICE TRANSIT2.04 (E) HOUSE, DECK, AND GARDEN; N.I.C.2.05 PROPERTY LINE2.06 RIPARIAN SETBACK2.07 (E) SITE ENTRY2.12 (E) SEWER LINE (10 FEET WIDE), S.C.D.2.13 CCWD EASEMENT, S.C.D.2.14 WETLAND SETBACK2.15 EX. NO. 13 CONSERVATION TRAIL EASEMENT (DN 2021-007595), S.C.D.
2.16 (E) DIRT PATH TO BE ABANDONED2.17 (E) SANITARY SEWER MANHOLE, TYP., S.C.D.2.20 (E) CONCRETE PAD2.22 (E) MOBILE TRAILER, TYP. FOR (5)2.23 (E) STORAGE CONTAINER2.24 (E) DIRT PATH2.25 PG&E EASEMENT, S.C.D.2.27 RELOCATED PROPERTY LINE2.28 (E) SIGN TO BE REMOVED2.29 FEMA BASE FLOOD ELEVATION BOUNDARY, S.C.D.
REVISION
NUMBER DATE DESCRIPTION
ATTACHEMENT
2 161
BFP
102
72 .13
6003402
.16
1997924
.97
70 7
5 80
8 0
75 95
90 90
110
120
100
85 80
85 85
85 85
95 105
115
110
75 70
75 80
90 70
60 65
65 70
75 80
75 75
80 65
75 70
80 80
70 65
75 65
70 80
80 70
100
105
90 90
90 85
115
90 85
85 1
1 0
115
110
85 70
70 75
80 80
85 100
90 110
95 85
90 1
1 5
80 7
0 W
M
PILARCITOS CREEK
LANDS OF HMB CARMEN RANGE HOLDINGS
(SPANISH TOWN)IDN 2008-0162491
APN 056-270-080
LANDS OF INVESTMENT ADREVEND TRUST
DN 2018-092044
APN 056-260-130
LANDS OF
MULTIPLE OWNERS
LANDS OF
MULTIPLE OWNERS
32.05 2.04
LANDS OF HALF MOON BAY PROPERTIES LLC
(PARCEL 1)
IDN 2013-1526381
APN 056-270-100
WETLAND SETBACK
100' - 0"
2.052.06
2.29 2.29
2.15 2.15
2.20 32.15
32.15 2.162.072.12
32.06 2.14
2.17 2.132.05
32.0132.0232.09
2.16 2.05
2.152.29 2.152.06
2.03 2.24
2.222.022.012.25
32.0732.08
32.032.172.12
32.12 2.05
32.10 32.10
32.10 32.1332.11
(E) POND
2.27 32.19
2.23 32.18
32.17 SAN MATEO ROAD
STONE PINE ROAD
2.29 32.1632.21
CORRIDOR 50' - 0"
CORRIDOR
50' - 0"
32.13 LEGEND
SOLAR ARRAY AREARIPARIAN SETBACK / WETLAND SETBACKFENCEPROPERTY LINESEWER LINECCWD / PG&E EASEMENT(E) EX. NO. 13 CONSERVATION TRAIL EASEMENTFLOOD LINE 0' 25' 50' 100' 200'
SHEET NOTES
1. VERIFY ALL CONDITIONS IN THE FIELD PRIOR TO THE START OF CONSTRUCTION. BRING DISCREPANCIES TO THE
ATTENTION OF THE ARCHITECT PRIOR TO PROCEEDING
WITH THE WORK.
2. ALL BUILDING AND SITE FEATURES TO REMAIN UNLESS
OTHERWISE NOTED.
ARCHITECT:ELS ARCHITECTURE AND URBAN DESIGN2040 Addison StreetBerkeley, CA 94704P: 510.549.2929CIVIL ENGINEER (SEPARATE CONTRACT):BKF ENGINEERS255 Shoreline Drive, Suite 200Redwood City, CA 94065P: 650.482.6300ENVIRONMENTAL CONSULTANT:SWCA95 3rd St. 2nd FloorSan Francisco, CA 94103P: 415.536.2883STRUCTURAL ENGINEER:KPFF45 Fremont Street, 28th FloorSan Francisco, CA 94105P: 415.989.1004MECHANICAL / PLUMBING ENGINEER:
Alter Consulting Engineers
1624 Franklin St. #1300Oakland, CA 94612P: 510.474.0379ELECTRICAL ENGINEER:OMM CONSULTING4340 Redwood Hwy #245San Rafael, CA 94903COST ESTIMATOR:MACK51900 Powell St #470Emeryville, CA 94608SHEET NUMBER:PROJECT NUMBER:
DATE:ISSUE:SHEET TITLE:
PROJECT:CLIENT:PROJECT TEAM:
STAMP:
NOT FOR
CONSTRUCTION
SITE PLAN
A101
CITY OF HALF MOON BAY
880 STONE PINE ROAD, HALF
MOON BAY, CA 94019
CITY OF HALF MOON
BAY
CORPORATION YARD
60% CONSTRUCTION
DOCUMENTS
11 / 01 / 2021
202005
1" = 50'-0" 1 SITE PLAN
PLAN
NORTH
KEYNOTES
2.01 (E) GAS METER, S.C.D.2.02 (E) BARN2.03 (E) MAIN ELECTRICAL SERVICE TRANSIT2.04 (E) HOUSE, DECK, AND GARDEN; N.I.C.2.05 PROPERTY LINE2.06 RIPARIAN SETBACK2.07 (E) SITE ENTRY2.12 (E) SEWER LINE (10 FEET WIDE), S.C.D.2.13 CCWD EASEMENT, S.C.D.2.14 WETLAND SETBACK2.15 EX. NO. 13 CONSERVATION TRAIL EASEMENT (DN 2021-007595), S.C.D.
2.16 (E) DIRT PATH TO BE ABANDONED2.17 (E) SANITARY SEWER MANHOLE, TYP., S.C.D.2.20 (E) CONCRETE PAD2.22 (E) MOBILE TRAILER, TYP. FOR (5)2.23 (E) STORAGE CONTAINER2.24 (E) DIRT PATH2.25 PG&E EASEMENT, S.C.D.2.27 RELOCATED PROPERTY LINE2.29 FEMA BASE FLOOD ELEVATION BOUNDARY, S.C.D.32.01 EMPLOYEE PARKING, S.C.D.32.02 SERVICE VEHICLE PARKING, S.C.D.32.03 ACCESSIBLE PARKING, S.C.D.32.05 ASPHALT PAVED LOOP ROAD. ALLOW CLEARANCE OF 20' FOR EMERGENCY VEHICLE ACCESS., S.C.D.
32.06 ASPHALT ROAD, S.C.D.32.07 SOLAR ARRAY 11,000 SF, S.E.D.32.08 ROLLING GATE WITH AUTOMATIC OPENER/CLOSER AND
KEYCARD ENTRY
32.09 TRAFFIC RATED CULVERT UNDER ROAD, REINFORCED
CONCRETE, 6" - 8" CLEAR
32.10 8' STEEL FENCE32.11 WORKSHOP / STORAGE BUILDING, 50' x 135' TENSION
FABRIC BUILDING STRUCTURE, SPRINKLERED
32.12 TRASH / STORAGE STRUCTURE32.13 6' CHAINLINK FENCE32.15 WILDLIFE EXCLUSIONARY FENCE: 4’ CHAINLINK FENCE WITH 12" - 24" VINYL SLATS AT BOTTOM OF FENCING
32.16 WALKWAY, S.C.D.32.17 HOSE BIB, S.P.D.32.18 FIRE HYDRANT, S.C.D.32.19 ACCESSIBLE WALKWAY, S.C.D.32.21 PERSONAL GATE
REVISION
NUMBER DATE DESCRIPTION
ATTACHEMENT
2 162
95 90
90 100
85 80
85 85
85 85
75 90
90 90
85 90
85 85
75 80
7 0
A401
5 A402
4 A401 1
A401
2 4 A401
2 A402
A402
1 A401
3 2.27 32.02
32.01 32.0832.10
32.05 2.17 2.12
32.12 32.03
2.032.04
2.24 32.1132.13
32.10 2.15
2.29 2.022.01
2.252.22
32.10 2.05
2.06 2.05
2.15 32.10
32.06 2.23
32.19 32.17
32.07 32.16
A801 1
32.14 2.16
32.08 32.21
A801 5
SHEET NOTES
1. VERIFY ALL CONDITIONS IN THE FIELD PRIOR TO THE START OF CONSTRUCTION. BRING DISCREPANCIES TO THE
ATTENTION OF THE ARCHITECT PRIOR TO PROCEEDING
WITH THE WORK.
2. ALL BUILDING AND SITE FEATURES TO REMAIN UNLESS
OTHERWISE NOTED.
LEGEND
RIPARIAN SETBACK / WETLAND SETBACKFENCEPROPERTY LINESEWER LINECCWD EASEMENT(E) EX. NO. 13 CONSERVATION TRAIL EASEMENT
ACCESSIBLE PATH
OF TRAVELFLOOD LINESOLAR ARRAY AREA
ARCHITECT:ELS ARCHITECTURE AND URBAN DESIGN2040 Addison StreetBerkeley, CA 94704P: 510.549.2929CIVIL ENGINEER (SEPARATE CONTRACT):BKF ENGINEERS255 Shoreline Drive, Suite 200Redwood City, CA 94065P: 650.482.6300ENVIRONMENTAL CONSULTANT:SWCA95 3rd St. 2nd FloorSan Francisco, CA 94103P: 415.536.2883STRUCTURAL ENGINEER:KPFF45 Fremont Street, 28th FloorSan Francisco, CA 94105P: 415.989.1004MECHANICAL / PLUMBING ENGINEER:
Alter Consulting Engineers
1624 Franklin St. #1300Oakland, CA 94612P: 510.474.0379ELECTRICAL ENGINEER:OMM CONSULTING4340 Redwood Hwy #245San Rafael, CA 94903COST ESTIMATOR:MACK51900 Powell St #470Emeryville, CA 94608SHEET NUMBER:PROJECT NUMBER:
DATE:ISSUE:SHEET TITLE:
PROJECT:CLIENT:PROJECT TEAM:
STAMP:
NOT FOR
CONSTRUCTION
SITE PLAN
ENLARGED
A201
CITY OF HALF MOON BAY
880 STONE PINE ROAD, HALF
MOON BAY, CA 94019
CITY OF HALF MOON
BAY
CORPORATION YARD
60% CONSTRUCTION
DOCUMENTS
11 / 01 / 2021
202005
1" = 20'-0" 1 ENLARGED SITE PLAN
PLAN
NORTH
REVISION
NUMBER DATE DESCRIPTION
KEYNOTES
2.01 (E) GAS METER, S.C.D.2.02 (E) BARN2.03 (E) MAIN ELECTRICAL SERVICE TRANSIT2.04 (E) HOUSE, DECK, AND GARDEN; N.I.C.2.05 PROPERTY LINE2.06 RIPARIAN SETBACK2.12 (E) SEWER LINE (10 FEET WIDE), S.C.D.2.15 EX. NO. 13 CONSERVATION TRAIL EASEMENT (DN 2021-007595), S.C.D.
2.16 (E) DIRT PATH TO BE ABANDONED2.17 (E) SANITARY SEWER MANHOLE, TYP., S.C.D.2.22 (E) MOBILE TRAILER, TYP. FOR (5)2.23 (E) STORAGE CONTAINER2.24 (E) DIRT PATH2.25 PG&E EASEMENT, S.C.D.2.27 RELOCATED PROPERTY LINE2.29 FEMA BASE FLOOD ELEVATION BOUNDARY, S.C.D.32.01 EMPLOYEE PARKING, S.C.D.32.02 SERVICE VEHICLE PARKING, S.C.D.32.03 ACCESSIBLE PARKING, S.C.D.32.05 ASPHALT PAVED LOOP ROAD. ALLOW CLEARANCE OF 20' FOR EMERGENCY VEHICLE ACCESS., S.C.D.
32.06 ASPHALT ROAD, S.C.D.32.07 SOLAR ARRAY 11,000 SF, S.E.D.32.08 ROLLING GATE WITH AUTOMATIC OPENER/CLOSER AND
KEYCARD ENTRY
32.10 8' STEEL FENCE32.11 WORKSHOP / STORAGE BUILDING, 50' x 135' TENSION
FABRIC BUILDING STRUCTURE, SPRINKLERED
32.12 TRASH / STORAGE STRUCTURE32.13 6' CHAINLINK FENCE32.14 TREE, PROPOSED LOCATION, TYP.. FOR (12), N.I.C.,
INSTALLED BY PG&E
32.16 WALKWAY, S.C.D.32.17 HOSE BIB, S.P.D.32.19 ACCESSIBLE WALKWAY, S.C.D.32.21 PERSONAL GATE
ATTACHEMENT
2 163
C D E F
T.O. STRUCTURE PEAK
+23' - 8 15/16" 6" / 12"
ROLLING SERVICE DOOR(14' X 14'')
50' - 0"
15' - 0" 20' - 0" 15' - 0"
ELECTRIC VENT C/W DAMPER
LOUVERED PANEL
T.O. FINISH FLOOR
+0' - 0"
1 2 3 4 5 6 7 8 9 10
135' - 0"
15' - 0" 15' - 0" 15' - 0" 15' - 0" 15' - 0" 15' - 0" 15' - 0" 15' - 0" 15' - 0"
CITY LOGO
ELECTRIC VENT C/W DAMPER
DAYLIGHT PANELS
ELECTRIC VENT C/W DAMPER
LOUVERED PANEL
T.O. STRUCTURE PEAK
+23' - 8 15/16"
T.O. FINISH FLOOR
+0' - 0"
6 A401
F E D C
T.O. STRUCTURE PEAK
+23' - 8 15/16"
ROLLING SERVICE DOOR(12' X 12')
ELECTRIC VENT C/W DAMPER
15' - 0" 20' - 0" 15' - 0"
50' - 0"
6" / 12"
T.O. FINISH FLOOR
+0' - 0"
10 9 8 7 6 5 4 3 2 1
T.O. STRUCTURE PEAK
+23' - 8 15/16"
CITY LOGO
ELECTRIC VENT C/W DAMPER
ELECTRIC VENT DAYLIGHT PANELSC/W DAMPER
LOUVERED PANEL
ROLLING SERVICE DOOR (12' X 12')
135' - 0"
15' - 0" 15' - 0" 15' - 0" 15' - 0" 15' - 0" 15' - 0" 15' - 0" 15' - 0" 15' - 0" T.O. FINISH FLOOR
+0' - 0"
6 A401
CD
E
F
1 2 3 4 5 6 7 8 9 10
15' - 0" 20' - 0" 15' - 0"
135' - 0"
50' - 0"
15' - 0" 15' - 0" 15' - 0" 15' - 0" 15' - 0" 15' - 0" 15' - 0" 15' - 0" 15' - 0"
ACCESSIBLE
RESTROOM AND
SHOWER
70 SF
ROLLING SERVICE DOOR (14' X 14')CITY LOGO
CITY LOGO
LOUVERED OPENING
LOUVERED OPENING
ROLLING SERVICE DOOR (12' X 12')
STORAGE ROOM PARTITIONS TO BE "STICK- BUILT" DRYWALL ON METAL STUD FRAMING. CEILING TO BE DRYWALL ON METAL FRAMING W/ PLYWOOD SHEATHING(FUTURE PHASE WORK) FIXTURES SUPPLIED BY TENSION FABRIC BUILDING STRUCTURE MFR., TYP. FOR 16RESTROOM AND LOCKER ROOM PARTITIONS TO BE "STICK-BUILT" DRYWALL ON METAL STUD FRAMING. CEILING TO BE DRYWALL ON METAL FRAMING W/ PLYWOOD SHEATHING.(FUTURE PHASE WORK) ACCESSIBLE
RESTROOM AND
SHOWER
70 SF
LOUVERED PANEL
3' X 3' TEL / DATA CLOSET / CONTROL CENTER:PROVIDE 2" CONDUIT FROM (E) HOUSE TO CONTROL CENTER.PROVIDE 2" CONDUIT FROM CONTROL CENTER TO CARD READER AT ROLLING GATE ACCESS CARD READER
ACCESSIBLE CONCRETE WALKWAY
6 A401
A.C.
WALKWAY
4964 SF
WORKSHOP
210 SF
STORAGE 2
215 SF
STORAGE 1
150 SF
OFFICE 1
268 SF
OFFICE 2
454 SF
MEETING /
KITCHENETTE
130 SF
ACCESSIBLE
LOCKER ROOM
3' - 8"
74 SF
ACCESSIBLE
RESTROOM AND
SHOWER 2
73 SF
ACCESSIBLE
RESTROOM AND
SHOWER 1
SHEET NOTES
1. VERIFY ALL CONDITIONS IN THE FIELD PRIOR TO THE START OF CONSTRUCTION. BRING DISCREPANCIES TO THE ATTENTION OF THE ARCHITECT PRIOR TO PROCEEDING WITH THE WORK.
2. ALL BUILDING AND SITE FEATURES TO REMAIN UNLESS OTHERWISE NOTED.3. ALL INTERIOR WORK IN WORKSHOP / STORAGE TO BE IN PHASE III
C D E F
T.O. STRUCTURE PEAK
+23' - 8 15/16"
T.O. FINISH FLOOR
+0' - 0"
ALUM. I BEAM, S.S.D.FIXTURES SUPPLIED BY TENSION FABRIC BUILDING STRUCTURE MFR., TYP. FOR 16 15' - 0" 20' - 0" 15' - 0"
50' - 0"
ARCHITECT:ELS ARCHITECTURE AND URBAN DESIGN2040 Addison StreetBerkeley, CA 94704P: 510.549.2929CIVIL ENGINEER (SEPARATE CONTRACT):BKF ENGINEERS255 Shoreline Drive, Suite 200Redwood City, CA 94065P: 650.482.6300ENVIRONMENTAL CONSULTANT:SWCA95 3rd St. 2nd FloorSan Francisco, CA 94103P: 415.536.2883STRUCTURAL ENGINEER:KPFF45 Fremont Street, 28th FloorSan Francisco, CA 94105P: 415.989.1004MECHANICAL / PLUMBING ENGINEER:Alter Consulting Engineers 1624 Franklin St. #1300Oakland, CA 94612P: 510.474.0379 ELECTRICAL ENGINEER:OMM CONSULTING4340 Redwood Hwy #245San Rafael, CA 94903COST ESTIMATOR:MACK51900 Powell St #470Emeryville, CA 94608SHEET NUMBER:PROJECT NUMBER:
DATE:ISSUE:SHEET TITLE:
PROJECT:CLIENT:PROJECT TEAM:
STAMP:
NOT FOR
CONSTRUCTION
WORKSHOP /
STORAGE
BUILDING PLANS
AND ELEVATIONS
A401
CITY OF HALF MOON BAY
880 STONE PINE ROAD, HALF
MOON BAY, CA 94019
CITY OF HALF MOON
BAY
CORPORATION YARD
60% CONSTRUCTION
DOCUMENTS
11 / 01 / 2021
202005
1 1/8" = 1'-0" WORKSHOP / STORAGE BLDG. - EAST ELEVATION 1/8" = 1'-0" 2 WORKSHOP / STORAGE BLDG. - NORTH ELEVATION 1/8" = 1'-0" 4 WORKSHOP / STORAGE BLDG. - WEST ELEVATION 3 1/8" = 1'-0" WORKSHOP / STORAGE BLDG. - SOUTH ELEVATION5 1/8" = 1'-0" WORKSHOP / STORAGE BLDG. - FLOOR PLAN PLAN
NORTH
KEYNOTES
6 1/8" = 1'-0" WORKSHOP / STORAGE BLDG. - SECTION
REVISION
NUMBER DATE DESCRIPTION
ATTACHEMENT
2 164
CITY OF HALF MOON BAY
880 STONE PINE ROAD, HALF
MOON BAY, CA 94019
CITY OF HALF MOON
BAY
CORPORATION YARD
CONCEPTUAL DESIGN
11 / 01 / 2021
202005
REVISION
NUMBER DATE DESCRIPTION
ARCHITECT:
ELS ARCHITECTURE AND URBAN DESIGN
2040 Addison Street
Berkeley, CA 94704
P: 510.549.2929
CIVIL ENGINEER (SEPARATE CONTRACT):
BKF ENGINEERS
255 Shoreline Drive, Suite 200
Redwood City, CA 94065
P: 650.482.6300
ENVIRONMENTAL CONSULTANT:
SWCA
95 3rd St. 2nd Floor
San Francisco, CA 94103
P: 415.536.2883
STRUCTURAL ENGINEER:
KPFF
45 Fremont Street, 28th Floor
San Francisco, CA 94105
P: 415.989.1004
MECHANICAL / PLUMBING ENGINEER:
Alter Consulting Engineers
1624 Franklin St. #1300
Oakland, CA 94612
P: 510.474.0379
ELECTRICAL ENGINEER:
OMM CONSULTING
4340 Redwood Hwy #245
San Rafael, CA 94903
COST ESTIMATOR:
MACK5
1900 Powell St #470
Emeryville, CA 94608
SHEET NUMBER:
PROJECT NUMBER:
DATE:
ISSUE:
SHEET TITLE:
PROJECT:
CLIENT:
PROJECT TEAM:
STAMP:
60% CONSTRUCTION
DOCUMENTS
HORIZONTAL
CONTROL
C1.0
ATTACHEMENT 2
165
CITY OF HALF MOON BAY
880 STONE PINE ROAD, HALF
MOON BAY, CA 94019
CITY OF HALF MOON
BAY
CORPORATION YARD
CONCEPTUAL DESIGN
11 / 01 / 2021
202005
REVISION
NUMBER DATE DESCRIPTION
ARCHITECT:
ELS ARCHITECTURE AND URBAN DESIGN
2040 Addison Street
Berkeley, CA 94704
P: 510.549.2929
CIVIL ENGINEER (SEPARATE CONTRACT):
BKF ENGINEERS
255 Shoreline Drive, Suite 200
Redwood City, CA 94065
P: 650.482.6300
ENVIRONMENTAL CONSULTANT:
SWCA
95 3rd St. 2nd Floor
San Francisco, CA 94103
P: 415.536.2883
STRUCTURAL ENGINEER:
KPFF
45 Fremont Street, 28th Floor
San Francisco, CA 94105
P: 415.989.1004
MECHANICAL / PLUMBING ENGINEER:
Alter Consulting Engineers
1624 Franklin St. #1300
Oakland, CA 94612
P: 510.474.0379
ELECTRICAL ENGINEER:
OMM CONSULTING
4340 Redwood Hwy #245
San Rafael, CA 94903
COST ESTIMATOR:
MACK5
1900 Powell St #470
Emeryville, CA 94608
SHEET NUMBER:
PROJECT NUMBER:
DATE:
ISSUE:
SHEET TITLE:
PROJECT:
CLIENT:
PROJECT TEAM:
STAMP:
60% CONSTRUCTION
DOCUMENTS
UTILITY PLAN
C3.1
ATTACHEMENT 2
166
CITY OF HALF MOON BAY
880 STONE PINE ROAD, HALF
MOON BAY, CA 94019
CITY OF HALF MOON
BAY
CORPORATION YARD
CONCEPTUAL DESIGN
11 / 01 / 2021
202005
REVISION
NUMBER DATE DESCRIPTION
ARCHITECT:
ELS ARCHITECTURE AND URBAN DESIGN
2040 Addison Street
Berkeley, CA 94704
P: 510.549.2929
CIVIL ENGINEER (SEPARATE CONTRACT):
BKF ENGINEERS
255 Shoreline Drive, Suite 200
Redwood City, CA 94065
P: 650.482.6300
ENVIRONMENTAL CONSULTANT:
SWCA
95 3rd St. 2nd Floor
San Francisco, CA 94103
P: 415.536.2883
STRUCTURAL ENGINEER:
KPFF
45 Fremont Street, 28th Floor
San Francisco, CA 94105
P: 415.989.1004
MECHANICAL / PLUMBING ENGINEER:
Alter Consulting Engineers
1624 Franklin St. #1300
Oakland, CA 94612
P: 510.474.0379
ELECTRICAL ENGINEER:
OMM CONSULTING
4340 Redwood Hwy #245
San Rafael, CA 94903
COST ESTIMATOR:
MACK5
1900 Powell St #470
Emeryville, CA 94608
SHEET NUMBER:
PROJECT NUMBER:
DATE:
ISSUE:
SHEET TITLE:
PROJECT:
CLIENT:
PROJECT TEAM:
STAMP:
60% CONSTRUCTION
DOCUMENTS
EROSION CONTROL
PLAN
C4.0
ATTACHEMENT 2
167
BFP 102 72.13 6003402.16 1997924.97 70
75 80
80 75 95 90 90 110 120 100 85 80 85 85 8585 95 105 115 110 75 70 75 80 90 70 60 65 65 70 75 8075 75 80 65 75 70 80 80 70 65 75 65 70 80 80 70 100 105 90 90 90 85 115 90 85 85 110 115 110 85 70 70 75 80 80 85 100 90 110 95 85 90 115 80
70 WM SAN MATEO ROAD PILARCITOS CREEK
PILARCITOS CREEK
PILARCITOS CREEK PILARCITOS CREEK LANDS OF HMB CARMEN RANGE HOLDINGS (SPANISH TOWN) IDN 2008-0162491 APN 056-270-080 LANDS OF INVESTMENT ADREVEND TRUST DN 2018-092044 APN 056-260-130 LANDS OF MULTIPLE OWNERS LANDS OF MULTIPLE OWNERS LANDS OF HALF MOON BAY PROPERTIES LLC (PARCEL 1) IDN 2013-1526381 APN 056-270-100 WETLAND SETBACK 100' - 0" PILARCITOS CREEK (E) POND SEE 1/E201 NUMBERED SHEET NOTES 1 xxxxxxx ARCHITECT: ELS ARCHITECTURE AND URBAN DESIGN 2040 Addison Street Berkeley, CA 94704 P: 510.549.2929 CIVIL ENGINEER (SEPARATE CONTRACT): BKF ENGINEERS 255 Shoreline Drive, Suite 200 Redwood City, CA 94065 P: 650.482.6300 ENVIRONMENTAL CONSULTANT: SWCA 95 3rd St. 2nd Floor San Francisco, CA 94103 P: 415.536.2883 STRUCTURAL ENGINEER: KPFF 45 Fremont Street, 28th Floor San Francisco, CA 94105 P: 415.989.1004 MECHANICAL / PLUMBING ENGINEER: Alter Consulting Engineers 1624 Franklin St. #1300 Oakland, CA 94612 P: 510.474.0379 ELECTRICAL ENGINEER: OMM CONSULTING 4340 Redwood Hwy #245 San Rafael, CA 94903 COST ESTIMATOR: MACK5 1900 Powell St #470 Emeryville, CA 94608 SHEET NUMBER: PROJECT NUMBER: DATE: ISSUE: SHEET TITLE: PROJECT: CLIENT: PROJECT TEAM: STAMP: NOT FOR CONSTRUCTION CITY OF HALF MOON BAY 880 STONE PINE ROAD, HALF MOON BAY, CA 94019 CITY OF HALF MOON BAY CORPORATION YARD 60% CONSTRUCTION DOCUMENTS 11 / 01 / 2021 202005 REVISION NUMBER DATE DESCRIPTION SITE PLAN - ELECTRICAL E101 1E101 SITE PLAN - ELECTRICAL SCALE: 1" = 50'-0" PLAN NORTH P:\2021\HALF MOON BAY CORPORATION YARD - 221042\CAD\_E101-HMB-CY-221042.dwg, 11/1/2021 12:45:01 PM, lnichols
ATTACHEMENT
2 168
90 90 100 85 80 85 85 8585 75 90 90 90 90 85 85 75 80
70 TO PV SYSTEM 6 11 7 12 32 8 34 9 NEW MAIN SWITCHBOARD & PG&E SERVICE1 101716 1419 15 ELECTRIC GATE 13 (E) HOUSE (E) BARN 18 15 18 18 18 19 19 18 18 SEE 1/E401 AND 2/E401 NUMBERED SHEET NOTES PROVIDE NEW PG&E SERVICE: NEW 600AMP, 120/240VOLT, SINGLE PHASE, NEMA 3R, FREE STANDING SWITCHBOARD WITH METER, 600AMP MAIN BREAKER, 100AMP BREAKER FOR EXISTING HOUSE, 400AMP BREAKER FOR NEW STORAGE BUILDING, AND (1) 100AMP SPARE BREAKER. PROVIDE AND INSTALL SECONDARY SERVICE CONDUITS FROM THE SWITCHBOARD TO EXISTING UTILITY POLE. PROVIDE AND INSTALL NEW 100AMP, 120/240VOLT PANEL AT HOUSE FOR NEW FEEDERS FROM NEW MAIN SWITCHBOARD. BACKFEED EXISTING PANEL WITH NEW 100AMP FEEDERS. PROVIDE AND INSTALL NEW 100AMP, 120/240VOLT, SINGLE PHASE, 3 WIRE UNDERGROUND FEEDERS TO NEW PANEL AT HOUSE. NEW 400AMP, 120/240VOLT, SINGLE PHASE, 3 WIRE PANEL AT WORKSHOP/STORAGE BUILDING SPRUNG STRUCTURE. PROVIDE AND INSTALL NEW 400AMP, 120/240VOLT, SINGLE PHASE, 3 WIRE UNDERGROUND FEEDERS, FROM MAIN SWITCHBOARD TO NEW PANEL. PROVIDE AND INSTALL NEW FUSED DISCONNECT FOR PV CONNECTION TO NEW MAIN SWITCHBOARD. PROVIDE AND INSTALL NEW UNDERGROUND FEEDERS FROM PV SYSTEM. PROVIDE NEW BRANCH CIRCUIT CONDUIT AND WIRING TO NEW GATE FROM NEW STORAGE STRUCTURE PANEL. DATA RACK IN WORKSHOP/STORAGE BUILDING, SEE 1/E401. PROVIDE AND INSTALL 2" CONDUIT WITH PULL ROPE FROM HOUSE TO WORKSHOP/STORAGE BUILDING DATA RACK FOR TELECOM WIRING. PROVIDE AND INSTALL NEW GROUND MOUNT PV SYSTEM WITH RACKING, STRUCTURAL SUPPORTS, PV PANELS, INVERTERS, CONTROLS AND POWER WIRING. PROVIDE AND INSTALL 2" CONDUIT WITH PULL ROPE FROM DATA RACK IN WORKSHOP/STORAGE BUILDING TO NEW ELECTRIC ROLLING GATE ACCESS CARD READER. TELECOM WIRING WILL BE PROVIDED AND INSTALLED BY THE CITY IT. INCLUDE AN ALLOWANCE OF $5,000 FOR A POLE LIGHT/BASE AT NEW GATE AREA. PROVIDE AND INSTALL LIGHTING BRANCH CIRCUIT WIRING AND CONDUIT TO NEW LIGHT FIXTURE FROM WORKSHOP/STORAGE BUILDING. PROVIDE AN ALLOWANCE OF $3,000 FOR BUILDING MOUNTED SECURITY LIGHT FIXTURE, CONDUIT, WIRING AND CONTROLS. COORDINATE TELECOM CONDUIT STUB-UP LOCATIONS. 12345678910111213141516171819 NOTE: ALL UNDERGROUND CONDUITS SHALL USE LONG SWEEP BENDS. ARCHITECT: ELS ARCHITECTURE AND URBAN DESIGN 2040 Addison Street Berkeley, CA 94704 P: 510.549.2929 CIVIL ENGINEER (SEPARATE CONTRACT): BKF ENGINEERS 255 Shoreline Drive, Suite 200 Redwood City, CA 94065 P: 650.482.6300 ENVIRONMENTAL CONSULTANT: SWCA 95 3rd St. 2nd Floor San Francisco, CA 94103 P: 415.536.2883 STRUCTURAL ENGINEER: KPFF 45 Fremont Street, 28th Floor San Francisco, CA 94105 P: 415.989.1004 MECHANICAL / PLUMBING ENGINEER: Alter Consulting Engineers 1624 Franklin St. #1300 Oakland, CA 94612 P: 510.474.0379 ELECTRICAL ENGINEER: OMM CONSULTING 4340 Redwood Hwy #245 San Rafael, CA 94903 COST ESTIMATOR: MACK5 1900 Powell St #470 Emeryville, CA 94608 SHEET NUMBER: PROJECT NUMBER: DATE: ISSUE: SHEET TITLE: PROJECT: CLIENT: PROJECT TEAM: STAMP: NOT FOR CONSTRUCTION CITY OF HALF MOON BAY 880 STONE PINE ROAD, HALF MOON BAY, CA 94019 CITY OF HALF MOON BAY CORPORATION YARD 60% CONSTRUCTION DOCUMENTS 11 / 01 / 2021 202005 REVISION NUMBER DATE DESCRIPTION SITE PLAN ENLARGED - ELECTRICAL E201 1E201 SITE PLAN ENLARGED - ELECTRICAL SCALE: 1" = 20'-0" PLAN NORTH P:\2021\HALF MOON BAY CORPORATION YARD - 221042\CAD\_E201-HMB-CY-221042.dwg, 11/1/2021 12:45:47 PM, lnichols
ATTACHEMENT
2 169
CDEF 1 2 3 4 5 6 7 8 9 10 4964 SF STORAGE 1 210 SF STORAGE 2 215 SF STORAGE 1 150 SF OFFICE 268 SF OFFICE 454 SF MEETING / KITCHENETTE 129 SF LOCKER ROOM 2" CONDUIT WITH PULLROPE TO (E) HOUSE FOR TELECOM WIRING, SEE E201 2 GFI HEAT PUMP HP-2 FEED#1 HEAT PUMP HP-1 FEED#2 SEE 3/E401DATA RACK BY OWNER NUMBERED SHEET NOTES IN NEW STRUCTURE PROVIDE THE FOLLOWING: · NEW TOOL OUTLETS 30AMP, 240VOLT; ALLOW FOR (10) NEW OUTLETS · POWER TO ROLL UP DOORS · NEW 400AMP, 120/240VOLT, SINGLE PHASE PANEL, 42 POLE · BUILDING GROUNDING · 400AMP FEEDER INCLUDING CONDUIT, CONDUCTORS, TRENCHING AND BACKFILL; ALLOW FOR 100 FEET · INCLUDE AN ALLOWANCE FOR A FIRE ALARM SYSTEM IN THE NEW STRUCTURE · NEW BRANCH CIRCUITS AND CONNECTIONS TO MECHANICAL EQUIPMENT COORDINATE STUB-UP LOCATION. LOCATE RECEPTACLE AT DATA RACK. PROVIDE AND INSTALL 4" SQUARE BOX WITH SINGLE GANG MUD RING AND 1" CONDUIT WITH PULLROPE HOMERUN TO DATA RACK. COORDINATE LOCATION PRIOR TO ROUGH-IN. IN NEW STRUCTURE PROVIDE THE FOLLOWING: · NEW LIGHTING AND WIRING, IN STORAGE ROOMS, OFFICES, RESTROOMS, LOCKER ROOMS, AND MEETING/KITCHENETTE; INCLUDE AN ALLOWANCE OF $15/SF. THE MAIN STORAGE AREA LIGHTING IS INCLUDED WITH THE SPRUNG STRUCTURE. · NEW T24 CONTROLS, OCCUPANCY SENSORS, AND DIMMERS; INCLUDE AN ALLOWANCE OF $5/SF. PROVIDE AND INSTALL 120 VOLT CONNECTION FOR FLUSH VALVES. COORDINATE REQUIREMENTS PRIOR TO ROUGH-IN. PROVIDE AND INSTALL 120 VOLT CONNECTION FOR ELECTRIC FAUCETS. COORDINATE REQUIREMENTS PRIOR TO ROUGH-IN. 1523467 CDEF 1 2 3 4 5 6 7 8 9 10 4964 SF STORAGE 1 210 SF STORAGE 2 215 SF STORAGE 1 150 SF OFFICE 268 SF OFFICE 454 SF MEETING / KITCHENETTE 129 SF LOCKER ROOM 5 5 5 55 (CORRIDOR) (FUTURE PHASE WORK) FIXTURES SUPPLIED BY TENSION FABRIC BUILDING STRUCTURE MFR., TYP. FOR 16 RESTROOM AND LOCKER ROOM PARTITIONS TO BE "STICK-BUILT" DRYWALL ON METAL STUD FRAMING. CEILING TO BE DRYWALL ON METAL FRAMING W/ PLYWOOD SHEATHING. (FUTURE PHASE WORK) 150 SF OFFICE 268 SF OFFICE 454 SF MEETING / KITCHENETTE 129 SF LOCKER ROOM $m $m $m $m $m GFI VRT-2 FC-3 FC-1 FC-2 VRT-1 3 4 4 JJ 7 66 J 7 J J ELECTRIC WATER HEATER, COORDINATE LOCATION DATA RACK BY OWNER CDEF 8 9 10 ARCHITECT: ELS ARCHITECTURE AND URBAN DESIGN 2040 Addison Street Berkeley, CA 94704 P: 510.549.2929 CIVIL ENGINEER (SEPARATE CONTRACT): BKF ENGINEERS 255 Shoreline Drive, Suite 200 Redwood City, CA 94065 P: 650.482.6300 ENVIRONMENTAL CONSULTANT: SWCA 95 3rd St. 2nd Floor San Francisco, CA 94103 P: 415.536.2883 STRUCTURAL ENGINEER: KPFF 45 Fremont Street, 28th Floor San Francisco, CA 94105 P: 415.989.1004 MECHANICAL / PLUMBING ENGINEER: Alter Consulting Engineers 1624 Franklin St. #1300 Oakland, CA 94612 P: 510.474.0379 ELECTRICAL ENGINEER: OMM CONSULTING 4340 Redwood Hwy #245 San Rafael, CA 94903 COST ESTIMATOR: MACK5 1900 Powell St #470 Emeryville, CA 94608 SHEET NUMBER: PROJECT NUMBER: DATE: ISSUE: SHEET TITLE: PROJECT: CLIENT: PROJECT TEAM: STAMP: NOT FOR CONSTRUCTION CITY OF HALF MOON BAY 880 STONE PINE ROAD, HALF MOON BAY, CA 94019 CITY OF HALF MOON BAY CORPORATION YARD 60% CONSTRUCTION DOCUMENTS 11 / 01 / 2021 202005 REVISION NUMBER DATE DESCRIPTION WORKSHOP / STORAGE BUILDING PLANS - ELECTRICAL & LIGHTING E401 1E401 WORKSHOP / STORAGE BUILDING STRUCTURAL FLOOR PLAN - ELECTRICAL SCALE: 1/8" = 1'-0" PLAN NORTH 2E401 WORKSHOP / STORAGE BUILDING STRUCTURAL FLOOR PLAN - LIGHTING SCALE: 1/8" = 1'-0" PLAN NORTH 3E401 ENLARGED FLOOR PLAN - ELECTRICAL SCALE: 1/4" = 1'-0" P:\2021\HALF MOON BAY CORPORATION YARD - 221042\CAD\_E401-HMB-CY-221042.dwg, 11/1/2021 12:28:27 PM, lnichols
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