CITY COUNCIL AGENDA
SPECIAL MEETING
CITY OF HALF MOON BAY
WEDNESDAY, JUNE 26, 2024
ADCOCK COMMUNITY CENTER
535 KELLY AVENUE
HALF MOON BAY, CA 94019
Joaquin Jimenez, Mayor
Harvey Rarback, Vice Mayor
Robert Brownstone, Councilmember
Deborah Penrose, Councilmember
Debbie Ruddock, Councilmember
5:00 PM
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CONVENE SPECIAL MEETING
ROLL CALL / PLEDGE OF ALLEGIANCE
REPORT OUT FROM RECENT CLOSED SESSION MEETINGS
1. ORDINANCES AND PUBLIC HEARINGS
1.A. THREE APPEALS (“MOORE APPEAL”, “FERREIRA APPEAL”, AND “NAGENGAST APPEAL”) OF THE PLANNING COMMISSION DECISION FROM MAY 14, 2024, APPROVING THE COASTAL DEVELOPMENT PERMIT AND ARCHITECTURAL REVIEW OF THE 555 KELLY
AVENUE AFFORDABLE HOUSING DEVELOPMENT PROJECT, SUBJECT TO CONDITIONS OF APPROVAL (FILE NO. PDP-23-034)
Staff Recommendation: Conduct a public hearing on the 555 Kelly Avenue Affordable Housing Development Project (PDP-23-034), review the matters brought forth by the three appellants, and consider the following options by resolution:
1. Deny the appeals and uphold and affirm the Planning Commission’s conditional approval of a Coastal Development Permit and Architectural Review dated May 14, 2024 (Draft Resolution, Attachment 1); OR
2. Grant the appeals and reverse the action of the Planning Commission from May 14, 2024 (Draft Resolution, Attachment 2).
ADJOURN SPECIAL MEETING
BUSINESS OF THE COUNCIL OF THE CITY OF HALF MOON BAY
AGENDA REPORT
For meeting of: June 26, 2024
TO: Honorable Mayor and City Council
VIA: Mathew Chidester, City Manager
FROM: Mike Noce, Housing Programs Manager
TITLE: THREE APPEALS (“MOORE APPEAL”, “FERREIRA APPEAL”, AND “NAGENGAST APPEAL”) OF THE PLANNING COMMISSION DECISION FROM MAY 14, 2024,
APPROVING THE COASTAL DEVELOPMENT PERMIT AND ARCHITECTURAL REVIEW OF THE 555 KELLY AVENUE AFFORDABLE HOUSING DEVELOPMENT PROJECT, SUBJECT TO CONDITIONS OF APPROVAL (FILE NO. PDP-23-034) ___________________________________________________________________________ RECOMMENDATION:
Conduct a public hearing on the 555 Kelly Avenue Affordable Housing Development Project (Project), PDP-23-034, review the matters brought forth by the three appellants, and consider the following options by resolution:
1. Deny the appeals and uphold and affirm the Planning Commission’s conditional approval of a Coastal Development Permit (CDP) and Architectural Review dated May 14, 2024 (Draft Resolution, Attachment 1);
OR
2. Grant the appeals and reverse the action of the Planning Commission from May 14, 2024 (Draft Resolution, Attachment 2).
FISCAL IMPACT:
There is no fiscal impact to the General Fund associated with this item other than costs associated with staff-related work on the appeals. The City has committed $1 million through a Predevelopment Loan Agreement with Mercy Housing from the City’s Affordable Housing Fund. The City has an agreement with San Mateo County for additional predevelopment funding in the amount of $1.5 million for this Project.
STRATEGIC ELEMENT:
This action supports the Healthy Communities and Public Safety and Inclusive Governance Elements of the Strategic Plan.
555 Kelly Ave. Appeal PDP-23-034
June 26, 2024
OVERVIEW:
On May 14, 2024, the Planning Commission conditionally approved the Project (PDP-23-034).
Following the Planning Commission action, three separate appeals were filed within 10 working days of the approval (Attachments 3-5). The appeals challenge the Planning Commission decision to approve the CDP and Architectural Review on a variety of issues.
Under the Municipal Code, the City Council has up to 30 days to set a hearing date for appeals, and that requirement was addressed through the setting and noticing of this hearing.
BACKGROUND:
The Project, proposed by Mercy Housing as developer, owner and manager, consists of a new five-story building with forty (40) residential units for senior (age 55 plus) farmworkers that are deed restricted affordable to extremely low and very low-income households. One of the Planning Commission’s conditions of approval included an offer made by Mercy Housing to adjust the unit mix to 6 studios, 32 one-bedroom, and 2 two-bedroom units. This condition is contingent on Mercy Housing performing due diligence to ensure this change in unit mix will not affect previously submitted and awarded funding grants for the Project. Otherwise, the project will revert to original unit mix of 6 studios, 26 one-bedroom, and 8 two-bedroom units. Additionally, Mercy offered to reduce the project height, while keeping the project at 5 stories, from 59 feet to 54 feet 6 inches, which the Planning Commission accepted and included in their conditions of approval. The Project includes a lot line adjustment to reconfigure the driveway at Kelly Avenue and enlarge the development parcel. The building will contain on-site property management offices for Mercy, a 2,658 square foot Farmworker Resource Center (FRC) operated by local non-profit and co-applicant Ayudando Latinos A Soñar (ALAS) to serve the building residents and the Coastside farmworker community, and an 18-space ground-floor parking garage for residents of the project. The subject property is located on a 0.38-acre site owned by the City of Half Moon Bay.
The full Project Plan Set is attached detailing the proposed site layout, architectural elevations, building renderings, material and color details, design inspiration, concept landscape and planting plans, grading and civil sheets, and exhibits illustrating the proposed lot line adjustment (Attachment 6). The Planning Commission held three public hearings: April 23, 2024; April 30, 2024; and May 14, 2024 (Attachment 7). A list of all public hearings and project highlights are available on the City website (Attachment 8). The applicant also has a dedicated project website that includes an overview of development highlights, community outreach, and project renderings at www.555kelly.org.
DISCUSSION:
Informational responses related to the grounds identified by each appeal letter are provided below. For the purpose of the staff report, the grounds of the appeals will be paraphrased.
Appeal #1- Moore Appeal: Received May 23, 2024 (Attachment 3) The appellant’s concerns are identified in corresponding number order to the appeal. 555 Kelly Ave. Appeal PDP-23-034
June 26, 2024
1. Evidence for lot line adjustment is not supported in the Local Coastal Land Use Plan (LCLUP) Policy 7-2 and therefore exposes the building to liquefaction.
Response to Moore Item 1: Liquefaction Zones in relation to 555 Kelly Ave. project site have been mapped by Rockridge Geotechnical and posted on the City website here. Under Public Resources Code Section 2693(c) measures will be implemented that are consistent with established practice and that will reduce seismic risk to acceptable levels. The applicant will utilize standard building practices for this type of multi-unit construction to reduce seismic risk to acceptable levels.
2. Evidence for lot line adjustment is not compliant with the Subdivision Map Act and with the City Municipal Code.
Response to Moore Item 2: The lot line adjustment process has and will follow all applicable Subdivision Map Act (Govt. Code 66410) provisions, the Municipal Code, and local processes.
3. Evidence does not support that the development is exempt from CEQA under the parameters of an infill site. The building characteristics are of “unusual circumstance that distinguish it from other sites”, and the usage/impact of the Farmworker Resource Center (FRC) is unclear as it relates to traffic congestion and unsafe pedestrian conditions.
Response to Moore Item 3: The development is categorically exempt from CEQA under Class 32 (Infill Development Projects) in accordance with CEQA Guidelines Section 15332. More detail is provided in the April 23, 2024, staff report to the Planning Commission. Agendas and minutes for the Planning Commission can be found on the City Website, (https://cahalfmoonbay.civicplus.com/314/Planning-Commission-Agendas). In Berkeley Hillside Preservation v. City of Berkeley (2015) 60 Cal. 4th 1086, the California Supreme Court found that the mere possibility of a significant impact is not, in itself, an unusual circumstance, and therefore is not enough to negate the application of a categorical exemption. Therefore, the future use of the FRC, as part of a mixed-use housing development, is not perceived as an unusual circumstance or reason to remove a categorical exemption.
4. Evidence in the findings does not support that the project is consistent with LCLUP Policy 1-5. Through the review of any recent data, the City did not justify the need for senior farmworker housing as an alternative to affordable housing for other workforce populations (i.e. teachers, service and hotel industry, students, etc.).
Response to Moore Item 4: Farmworkers are identified by the California Department of Housing and Community Development (HCD) as a special housing needs group due to limited income, higher rates of poverty, disproportional substandard housing conditions, extremely high rates of overcrowding, and low homeownership rates. Senior households are also identified as a special housing needs group by HCD due to the nature of aging in relation to housing challenges such as physical disabilities/limitations, fixed incomes, and healthcare costs. 555 Kelly Ave. Appeal PDP-23-034
June 26, 2024
Households must be extremely low or very low income to qualify to live at 555 Kelly Ave. in addition to the project serving a unique population that blends two special housing needs groups.
Moore highlights a portion of text from LCLUP Policy 1-5, “The City shall encourage equitable civic engagement and social inclusion in public decision-making regarding coastal development, prioritizing efforts to reach low-income households and limited English-speaking households.” Mercy Housing and ALAS held three community meetings at the Half Moon Bay Public Library in 2023 (March 27, May 17, and September 27) with a combined attendance of approximately 180 people. In advance of the meetings, information was shared publicly by the applicants and through the City’s email notifications newsletter and social media to invite the community to participate.
City staff agrees a diverse array of housing is needed for the Half Moon Bay community, and the Draft Housing Element plays a crucial role in setting a housing plan for the City to meet these needs. Therefore, multiple affordable housing development projects for various segments of the population, including special housing needs groups, would help contribute to meeting the current need.
5. Evidence in the record does not support that the project complies with LCLUP Policy 7- 44 and the site is prone to liquefaction.
Response to Moore Item 5: LCLUP Policy 7-44 call for new buildings to minimize geologic hazard consequences. Same information is found in “Response to Moore Item 1” for construction in a liquification zone.
6. Evidence in the record does not support compliance with the CA Density Bonus Law relative to being located with one-half mile of a major transit stop as defined in the CA Public Resources Code (PRC).
Response to Moore Item 6: State Density Bonus Law (Government Code § 65915) provides that cities and counties must grant certain density bonuses, concessions/incentives, and development standard waivers to housing projects that include affordable units. In addition, State Density Bonus Law provides “super density bonus” for projects that are 100% affordable to lower-income households (Govt. Code section 65915(b)(1)(G)) and located within ½ mile of a “major transit stop.” Govt. Code section 65915(o)(3) and (5); Pub. Res. Code 21155(b); Pub.
Res. Code 20164.3.
“Major Transit Stop” is defined as either a major transit stop included in the applicable regional transportation plan, “[a]n existing rail or bus rapid transit station,” “[a] ferry terminal served by either a bus or rail transit service,” or “[t]he intersection of two or more major bus routes with a frequency of service interval of 15 minutes or less during the morning and afternoon peak commute periods.” Pub. Res. Code 21155(b); Pub. Res. Code 20164.3 Only the major bus routes provision is applicable in Half Moon Bay. 555 Kelly Ave. Appeal PDP-23-034
June 26, 2024
State density bonus law contains the directive that it “shall be interpreted liberally in favor of producing the maximum number of total housing units” (Gov. Code, § 65915, subd. (r)). This directive was considered when reviewing transit service opportunities on the San Mateo County Coastside. Here in Half Moon Bay, transit service is not as robust as it is in more populated urban centers. There is no rail or bus rapid transit (BRT) service and no ferry service. There are only four fixed route bus lines that serve Half Moon Bay. All are operated by SamTrans, and all stop at either Main and Miramontes (0.3 miles from the project site) or Kelly and Church (0.1 mile from the project site):
1. Route 117 stops at Kelly and Church and Main and Miramontes hourly 16 times per day headed northbound to Pacifica and 16 times per day headed southbound to Miramontes/Moonridge during the weekdays and 15 times per day in each direction on the weekends;
2. Route 294 stops at Main and Miramontes hourly 15 times per day, seven days a week, headed eastbound to San Mateo and the Hillsdale Caltrain station;
3. Route 15 stops at Kelly and Church in the morning and afternoon peak hours.
Serves local schools, weekdays only; and
4. Route 18 stops at Kelly and Church in the morning and afternoon peak hours.
Serves local schools, weekdays only.
In addition to the four fixed route lines noted above, SamTrans offers Ride Plus transit service in Half Moon Bay, which is a dynamic route, curb to curb, microtransit service that operates on a request basis 7 days a week from 8:00 to 5:00, through the morning and afternoon peak commute hours. This is a new feature that began service in 2023 to provide more efficient and effective service to two areas in San Mateo County: Half Moon Bay and East Palo Alto.
Ride Plus functions similar to a regular bus route, but with more flexibility and potential frequency on pick up times, thereby eliminating the need to consider both bus frequency and the fixed bus schedule as well as pick-up and drop off locations. This is a service suited to environments like Half Moon Bay that do not have as many transit options. Key features of Ride Plus service include:
• On-demand, shared public transportation that serves passengers using dynamic routes generated in response to individual or aggregate consumer demand, using smaller vehicles and capitalizing on widespread availability of mobile global positioning systems (GPS).
• Fare and transfer policy is the same as regular SamTrans bus service. • Book ride up to seven days in advance for service within the service area (Half Moon Bay to El Granada). Dynamic route based on desired destinations including the grocery store, events, activities, or workplaces. Like normal SamTrans buses, trips may be a shared ride.
555 Kelly Ave. Appeal PDP-23-034
June 26, 2024
• Shorter wait times and better reliability in the service area than traditional fixed-route bus service. The wait time for the Ride Plus service is intended to be no more than 25 minutes from time of reservation to time of pick-up.
The Main and Miramontes bus stop (0.3 miles from the project site) is the stop that staff has been identified as an “intersection of two or more major bus routes with a frequency of service interval of 15 minutes or less during the morning and afternoon peak commute periods.” This stop receives the most robust transit service that SamTrans, Half Moon Bay’s transit provider, has to offer. The Main and Miramontes stop has both hourly service from Routes 117 and 294 and on-demand microtransit service from Ride Plus that can be scheduled at any time, thereby meeting the intent to provide reliable and timely transit at frequent service intervals in the am and pm peak hours. The service schedules of Routes 117 and 294 overlap as follows:
Weekday am peak hour service at Main and Miramontes bus stop:
Line Time
Route 117 – north 5:54 am
Route 117 – south 6:06 am
Route 294 6:15 am
Route 117 – north 6:55 am
Route 117 – south 7:09 am
Route 294 7:15 am
Route 117 – north 7:56 am
Route 117 – south 8:10 am
Route 294 8:20 am
Route 117 – north 8:55 am
Route 117 – south 9:09 am
Route 294 9:15 am
Route 117 – north 9:55 am
Route 117 – south 10:10 am
Weekday pm peak hour service at Main and Miramontes bus stop:
Bus Line Time
Route 117 – north 2:54 pm
Route 117 – south 3:12 pm
Route 294 3:15 pm
Route 117 – north 3:54 pm
Route 117 – south 4:13 pm
Route 294 4:15 pm
555 Kelly Ave. Appeal PDP-23-034
June 26, 2024
Route 117 – north 4:54 pm
Route 117 – south 5:09 pm
Route 294 5:15 pm
Route 117 – north 5:55 pm
Route 117 – south 6:08 pm
Route 294 6:15 pm
Route 117 – north 6:54 pm
Route 117 – south 7:07 pm
The addition of the Ride Plus service allows for transit service intervals at Main and Miramontes (or Kelly and Church, for that matter) to be less than 15 minutes.
7. Evidence in the finding does not support the claim that project is consistent with the Local Coastal Land Use Plan Policy 2-102(a)(ii).
Response to Moore Item 7: Under the City’s adopted LCLUP, the Site is designated Public Facilities and Institutions (LCLUP Figure 2-1). Policy 2-102 of the LCLUP authorizes the City to apply a “Workforce Housing Overlay” to the Site, permitting the development of 10 units of affordable housing. While portions of the Site are currently zoned Commercial Downtown (CD), the LCLUP provides that, “[i]n 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.” LCLUP Policy 1-2.
As a 100% affordable housing project, the Project also qualifies for a density bonus as well as concessions/waivers under the State Density Bonus Law, Government Code Section 65915, subject to both the California Coastal Act and the LCLUP. Section 65915 provides that the City of Half Moon Bay must grant certain density bonuses, concessions/incentives, and development standard waivers to a “housing development” that includes affordable units.
Section 65915(i) defines “housing development” as “a development project for five or more residential units, including mixed use developments.” Therefore, the provisions of Density Bonus law apply to both the residential and non-residential portions of the building. LCLUP Policy 2-102 authorizes up to 10 units on the Project site with a Workforce Housing Overlay; this number may be increased pursuant to State Density Bonus Law for 100% affordable projects, as described in “Response to Moore Item 6.” Govt. Code Section 65915(f)(3)(D)(ii) (for 100% affordable projects within ½ mile of a major transit stop, City “shall not impose any maximum controls on density”). Utilizing this density bonus, the Project includes 40 units.
8. Request to suspend land lease negotiations with the developer and restrict the commencement of development until the City Council completes specific actions. A list of requested items is identified in the Moore appeal.
Response to Moore requests (noted as Item 8 by Staff): Items related to the Safety Element, a City-wide participation plan, further analysis/studies of housing development, and a comprehensive downtown parking plan that are identified by the appellant are considered 555 Kelly Ave. Appeal PDP-23-034
June 26, 2024
individual or already in progress and separate from 555 Kelly Ave. development process. As for other items identified by the appellant:
• Regarding HCD, Staff requested their input on interpretation of the “super density bonus”; however, no formal response has been provided to the City. • Regarding zoning, identified in “Response to Moore Item 7”, the LCLUP is the “standard of review” for land use designation, including projects that qualify for the Workforce Housing Overlay. In addition, State Density Bonus Law provides that no LCLUP amendment is required to grant a density bonus or related concessions/incentives/waivers. Govt. Code Section 65915(f)(5) & (j)(1). • Regarding signage, project noticing has been posted accordingly at the site in advance of public meetings and the applicant has made visual renderings and 3D modeling video available to the public on their project website.
Appeal #2- Ferreira Appeal: Received May 23, 2024 (Attachment 4)
1. Questioning the process of how the RFQ proposal for a four-story building with 31 studios and 9 one-bedroom units changed when the CDP application was submitted by Mercy and ALAS for a five-story building with a unit mix containing studio, onebedroom, and two-bedroom units, without City Council approval.
Response to Ferreira Item 1: The Project described in the RFQ has differences from the CDP application submitted to the City, as shown in Table 1. Mercy Housing and ALAS performed financial analysis under changing economic conditions and obtained community input that led to a decision to submit the CDP application with the five-story design version and larger unit mix. The applicant can speak to this decision in more detail. Regarding the relationship between Planning Commission and City Council, the Planning Commission is appointed by the City Council to review projects in alignment with the City’s land use policies. Pursuant to the City’s Municipal Code, the Commission has the authority to approve or deny Coastal Development Permits, subject to appeal to the City Council. The City Council retains authority over City real property, including over potential lease terms related to 555 Kelly. Prior to the Planning Commission’s consideration of the project starting in April 2024, the Project, in its five-story configuration, was taken to two separate meetings of the Architectural Advisory Committee on June 8, 2023, and March 14, 2024. The meeting agendas are available on the City website and linked in Attachment 8.
Table 1
RFQ Proposal CDP Conditionally Approved
Unit Count 40 40
Building Height 4 Stories (45 ft.) 5 Stories (54 ft. 6 in.) Studio Units 31 6
One-Bedroom Units 9 32
Two-Bedroom Units 0 2
Resident Parking Spaces 15 18
555 Kelly Ave. Appeal PDP-23-034
June 26, 2024
ALAS Resource Center 2,050 sf 2,658 sf
Mercy Office Space 450 sf 773 sf
2. Stating that the property belongs to the City of Half Moon Bay and the control of the property lies with the City Council. Questioning the requirement that the Planning Commission needed to abide by the requirements of State Density Bonus law when considering the application and suggested that that City can do what it wants with its own property.
Response to Ferreira Item 2: The City of Half Moon Bay, as property owner, authorized the filing of an application for a Coastal Development Permit and Architectural Review for the property at 555 Kelly Avenue. Once a planning application is filed, the City is obligated to process the proposed project through the staff-level review, determine if/when the application is complete, and present professional analysis to the decision-making body for their review and consideration. As with any planning application, the property owner can, at any time, withdraw its authorization of the application, effectively stopping the processing of the application by the City. If neither the property owner nor the applicant take this step, and the project is agendized for the Planning Commission’s consideration, the Commission’s role is to consider the project application, staff analysis, and public comment at a public hearing.
In the case of the project application for 555 Kelly Avenue, the application included utilizing the provisions allowed by State Density Bonus law to achieve reductions to certain development standards. The proposed project was presented to the Planning Commission along with staff’s recommendations, and the Planning Commission’s role was to decide whether the project was consistent with the LCP and to make the accompanying findings to support the decision.
Because the project application included concessions as allowed by State Density Bonus law, the Planning Commission was obligated to make a decision on the project bearing those factors in mind. The Planning Commission’s action on the planning application for 555 Kelly is a separate and distinct action from future actions of the City Council, which will decide whether or not to execute a lease for the property and whether or not to execute a Development Disposition and Loan Agreement for the project. The subject of this appeal is the Planning Commission’s decision to conditionally approve the Coastal Development Permit for the project. As such, the City Council’s role in these appeals is to determine whether the Planning Commission’s approval of the CDP was consistent with state and local law, based on the facts in the record. The City Council will consider separately whether to lease the site to the Applicant and/or provide additional project funding, and the terms and conditions of such actions.
3. Questioning whether the project qualifies for “Super” Density Bonus allowances using Staff's determination of a “major transit stop” as including SamTrans RidePlus service.
Also stating the precedential nature of utilizing this major transit stop determination and the potential to encourage applications in conflict with LCP policies.
Response to Ferreira Item 3: The explanation as to how this determination was developed is covered in “Response to Moore Item 6” above. Regarding the precedent-setting nature of this 555 Kelly Ave. Appeal PDP-23-034
June 26, 2024
determination, the appellant correctly notes that the same analysis could apply to other locations where an 100% affordable residential project might be proposed within one-half mile of a major transit stop as defined by state law. The locations where two major bus lines serve the same stop in Half Moon Bay is unique to the Main Street corridor. There are three bus stops that meet this threshold: Main and Miramontes, Main Street at IDES Hall, and Main and Poplar.
If a 100% affordable project were proposed on a parcel within ½ mile of any of these three downtown bus stops, it could benefit from its transit-proximate location as well. Such projects would be entitled to three stories additional height, unlimited density, and no parking requirements, provided that they are otherwise consistent with the Coastal Act and the LCLUP.
4. Questioning the propriety of having the contract planner presenting the project to the Planning Commission and the Deputy City Attorney sitting with the Planning Commission being from the same firm. Questioning the applicability of Government Code Section 1090 to this situation.
Response to Ferreira Item 4: Government Code 1090 prohibits an officer, employee, or agency from participating in making government contracts in which the official or employee within the agency has a financial interest. The contract planner (Kristi Bascom) and the Deputy City Attorney (Winter King) are both employed by the same law firm, whose client is the City of Half Moon Bay. The City’s contract with the firm was entered into in 2017. Ms. King has advised the Half Moon Bay Planning Commission for the last 5+ years and regularly attends meetings to provide legal and land use guidance to the Commission during their deliberations. Due to the nature of the Planning Commission discussions around the State Density Bonus law provisions for the 555 Kelly project, many of the Commissioner’s questions were of a legal nature and Ms. King provided more guidance on the legal parameters of the Commission’s decision than is typical at a Planning Commission meeting. Government Code 1090 is applicable to those who are in a position to make decisions on behalf of the City of Half Moon Bay. Neither Ms. King nor Ms. Bascom are such decisionmakers, and neither has any financial interest that could be affected by the outcome of the City’s decision on the project. Nor was the contract with their firm altered or expanded as a result if this project. Government Code 1090 is not applicable to this situation.
While a project like this would typically be presented to the Planning Commission by City staff, in this case, the City’s Housing staff member who served as the project manager for the City was on family leave during the Planning Commission’s deliberations, and the Community Development Director that had supervised the project previously was no longer serving in that capacity. As a result, City staff requested that Ms. King and Ms.
Bascom assist in presenting the Project to the Planning Commission and answering the Commission’s questions.
5. Questioning the lack of story poles being installed on the project site. 555 Kelly Ave. Appeal PDP-23-034
June 26, 2024
Response to Ferreira Item 5: The May 14, 2024, agenda report stated the following: “At the April 30, 2024, public hearing, Commissioners asked why no story poles were installed for this project and asked the applicant to consider installing them in advance of the May 14, 2024, continued public hearing. As described in the April 23, 2024, agenda report, the Community Development Director had previously exercised the option to waive the installation of story poles in this location due to the fact that a portion of the future project site is an active parking lot and provides driveway access to the TACC and Shoreline Station. The applicant agreed to provide scaled photo simulations of the project from various vantage points along Kelly Avenue and from the Highway 1/Kelly Avenue gateway intersection to convey the design, massing, and architecture of the building in-situ.”
At the request of a Commissioner, the Applicant did explore installing story poles after the April 30th hearing in time for the continued hearing to May 14th. However, the site first has to be surveyed and the poles designed and installed to properly and accurately demonstrate the future height of the building. The survey, design, and installation were quoted to take 3-4 weeks, which would not have met the May 14th hearing date.
Appeal #3- Nagengast Appeal: Received May 29, 2024 (Attachment 5)
1. Questioning the lack of a comprehensive specific area parking plan, bicycle and pedestrian safety plan, and a plan for safe, multi-modal means of travel in and around the vicinity of the project site. Requesting the implementation of a parking and bicycle/pedestrian circulation plan for the area around the project site prior to the commencement of project construction. Requesting the implementation of multimodal safety improvements around the project site prior to issuance of a certificate of occupancy for the project.
The Transportation Impact Analysis for the project completed by DKS included an analysis of the potential traffic that would be associated with the proposed project. The traffic study was completed in accordance with the criteria established by the City of Half Moon Bay. In addition to examining traffic operations, the study also presented the results of a “stop warrant” analysis conducted at the site driveway along Kelly Avenue and a focused parking analysis of the proposed project. Section 2B.07 of the California Manual on Uniform Traffic Control Devices (CA MUTCD) provides guidance on Multi-Way Stop applications. Multi-way stop control can be useful as a safety measure at intersections if certain traffic conditions exist, and where the volume of traffic on the intersecting roads is approximately equal. An analysis is completed to consider whether the thresholds will be met for warranting a multi-way stop application. A stop sign was not found to be warranted at this location and the data presented in the report did not have evidence of unsafe conditions and/or any accidents at this location from 2017 to 2021.
The appellant’s letter primarily included requests for additional actions to be taken before the project is occupied by new residents. The City Council has the discretion to add conditions to 555 Kelly Ave. Appeal PDP-23-034
June 26, 2024
the project approval if desired and the City Council can also direct staff to implement other public infrastructure improvements.
Conclusion
This Project is not appealable to the California Coastal Commission, and the City Council decision regarding each of the appeals is final. If City Council has different outcomes for each appeal, it is recommended to make individual motions. Attachment 9 contains the signed resolution of the Planning Commission dated May 14, 2024, for City Council reference, including conditions of approval.
ATTACHMENTS:
1. Draft City Council Resolution to uphold Planning Commission’s CDP and Architectural review of the Project
2. Draft City Council Resolution to reverse the action of the Planning Commission, consistent with State and Local law
3. Moore Appeal
4. Ferreira Appeal
5. Nagengast Appeal
6. 555 Kelly Ave. Project Plan Set dated April 10, 2024
7. Link to Planning Commission Agendas and Minutes: https://cahalfmoonbay.civicplus.com/314/Planning-Commission-Agendas (555 Kelly Ave. hearing dates: April 23, 2024; April 30, 2024; May 14, 2024)
8. Link to City website project page, includes RFQ released in 2022, project details and past meetings: www.hmbcity.com/555kelly
9. Planning Commission Conditioned Approval of Coastal Development Permit (CDP) and Architectural Review Signed Resolution dated May 14, 2024 ATTACHMENT 1
Resolution No. C-2024-__
PDP-23-034
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF HALF MOON BAY DENYING THREE APPEALS (“MOORE APPEAL”, “FERREIRA APPEAL”, AND “NAGENGAST APPEAL”) OF THE PLANNING COMMISSION DECISION FROM MAY 14, 2024, APPROVING THE COASTAL DEVELOPMENT PERMIT AND ARCHITECTURAL REVIEW OF THE 555 KELLY AVENUE
AFFORDABLE HOUSING DEVELOPMENT PROJECT, SUBJECT TO CONDITIONS OF APPROVAL (FILE NO. PDP-23-034) AND UPHOLDING AND AFFIRMING THE DECISION OF THE PLANNING
COMMISSION
WHEREAS, the City of Half Moon Bay (City) owns two parcels located at 555 Kelly Avenue and 535 Kelly Avenue (Assessor Parcel Numbers 056-150-200 and 056-150-220); and WHEREAS, the City wishes to create an affordable housing site using the entire property located at 555 Kelly Avenue and a portion of the property located at 535 Kelly Avenue (Site); and
WHEREAS, on February 15, 2022, the City issued a Request for Qualifications (RFQ) for the development of affordable housing on the Site that may target a range of affordable housing types and underserved populations; and
WHEREAS, Mercy Housing California (Mercy Housing), in partnership with Ayudando Latinos A Soñar (ALAS), a local nonprofit organization with deep ties to the farmworker community, submitted a response to the RFQ proposing construction of an affordable senior farmworker housing development consisting of approximately 40 residential units and associated amenities as well as a farmworker resource center serving the local community (the Project); and
WHEREAS, on November 3, 2022, the City entered into an Exclusive Negotiations Agreement with Mercy Housing to enable Mercy Housing’s affiliate, Mercy Housing California 110, L.P., a California limited partnership (Developer) to carry out predevelopment and development activities associated with the Project; and WHEREAS, the procedures for processing the application were followed as required by law; and
WHEREAS, Local Coastal Land Use Plan policies, the Coastal Act, State Density Bonus Law, the zoning code, and other applicable laws were evaluated during the review of the Project; and WHEREAS, the Planning Commission conducted duly noticed public hearings for PDP-23- 034 on April 23, April 30, and May 14, 2024, 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, after reviewing project materials and public comments, added additional conditions of approval and then determined that, as conditioned, the Project is consistent with the Coastal Act, the Local Coastal Program (including Local Coastal Land Use Plan policies), State Density Bonus Law, the Half Moon Bay General Plan, and the zoning code; and
WHEREAS, each of the three appeals received requested changes to the Project and/or reversal of the Planning Commission’s conditional approval of a Coastal Development Permit (CDP) and Architectural Review dated May 14, 2024; and
WHEREAS, the City Council conducted a duly noticed public hearing on June 26, 2024, at which time all those desiring to be heard on the matter were given an opportunity to be heard; and
WHEREAS, the City Council considered all written and oral testimony presented for consideration; and
WHEREAS, the City Council has performed the necessary analysis for upholding the Planning Commission’s decision to approve the Project, subject to any modifications or conditions adopted by the City Council based on the Land Use Plan Policy consistency analysis contained in the June 26, 2024, City Council staff report.
NOW, THEREFORE, BE IT RESOLVED that City Council denies the appeals and upholds and affirms the Planning Commission’s decision to approve the Project (PDP-23-034).
I, the undersigned, hereby certify that the foregoing Resolution was duly passed and adopted on the 26th day of June, 2024, 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 Harvey Rarback, Vice Mayor
ATTACHMENT 2
Resolution No. C-2024-__
PDP-23-034
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF HALF MOON BAY GRANTING THE THREE APPEALS (“MOORE APPEAL”, “FERREIRA APPEAL”, AND “NAGENGAST APPEAL”) OF THE PLANNING COMMISSION DECISION FROM MAY 14, 2024, APPROVING THE COASTAL DEVELOPMENT PERMIT AND ARCHITECTURAL REVIEW OF THE 555 KELLY AVENUE
AFFORDABLE HOUSING DEVELOPMENT PROJECT, SUBJECT TO CONDITIONS OF APPROVAL (FILE NO. PDP-23-034) AND REVERSING THE ACTION OF THE PLANNING COMMISION WHEREAS, the City of Half Moon Bay (City) owns two parcels located at 555 Kelly Avenue and 535 Kelly Avenue. (Assessor Parcel Numbers 056-150-200 and 056-150-220); and WHEREAS, the City wishes to create an affordable housing site using the entire property located at 555 Kelly Avenue and a portion of the property located at 535 Kelly Avenue (Site); and
WHEREAS, on February 15, 2022, the City issued a Request for Qualifications (RFQ) for the development of affordable housing on the Site that may target a range of affordable housing types and underserved populations; and
WHEREAS, Mercy Housing California (Mercy Housing), in partnership with Ayudando Latinos A Soñar (ALAS), a nonprofit organization with deep ties to the farmworker community, submitted a response to the RFQ proposing construction of an affordable senior farmworker housing development consisting of approximately 40 residential units and associated amenities as well as a farmworker resource center serving the local community (the Project); and WHEREAS, on November 3, 2022, the City entered into an Exclusive Negotiations Agreement with Mercy Housing to enable Mercy Housing’s affiliate, Mercy Housing California 110, L.P., a California limited partnership (Developer) to carry out predevelopment and development activities associated with the Project; and WHEREAS, the procedures for processing the application were followed as required by law; and
WHEREAS, Local Coastal Land Use Plan policies, the Coastal Act, State Density Bonus Law, the zoning code, and other applicable laws were evaluated during the review of the project; and WHEREAS, the Planning Commission conducted duly noticed public hearings for PDP-23- 034 on April 23, April 30, and May 14, 2024, 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 after reviewing project materials and public comments, added additional conditions of approval and then determined that, as conditioned, the Project is consistent with the Coastal Act, the Local Coastal Program (including Local Coastal Land Use Plan policies), State Density Bonus Law, the Half Moon Bay General Plan, and the zoning code; and
WHEREAS, each of the three appeals received requested changes to the Project and/or reversal of the Planning Commission’s conditional approval of a Coastal Development Permit (CDP) and Architectural Review dated May 14, 2024; and
WHEREAS, the City Council conducted a duly noticed public hearing on June 26, 2024, at which time all those desiring to be heard on the matter were given an opportunity to be heard; and
WHEREAS, the City Council considered all written and oral testimony presented for consideration; and
WHEREAS, the City Council has performed the necessary analysis and has concluded that the Planning Commission’s decision to approve the Project was inconsistent with State and Local laws.
NOW, THEREFORE, BE IT RESOLVED that City Council grants the appeals and reverses the Planning Commission’s decision to approve the Project (PDP-23-034), consistent with State and Local law.
I, the undersigned, hereby certify that the foregoing Resolution was duly passed and adopted on the 26th day of June, 2024, 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 Harvey Rarback, Vice Mayor
Letter Supersedes the 05/23/2024 letter
fias
CITY OF HALF MOON BAY
City ofHalfMoon Bay
MAY 2 3 2024
Planning Department
501 Main Street Half Moon Bay CA 94019
Phone: 650.726.8250 / Fax: 650.726.8261 RECEIVED
APPEAL FORM
COASTALDEVELOPMENTPERMIT AAnrfnANDARCHITECTURALREVIEWFOR40-UNITAFFORDABLEMULTIFAMILYRESIDENTIALPROJECTWITH2.653
SQUAREFOOT FARMWORKER RESOURCECENTER
ACTION OF CITY BEING APPEALED:
PDP-23-034 PROJECT OR REFERENCE NUMBER:
555 Kelly APN: 056-150-200 LOCATION:
May 14, 2024 DATE OF ACTION:
May 7-3.
Applicable)
DATE APPEAL PERIOD ENDS
w
Michael Ferreira
NAME OF APPELLANT:
(Please Print)
Mail: P.O.Box 811, Moss Beach, Ca 94038 Res:1 Bloom Ln, #1121 HMB, 94019 ADDRESS:
PHONE NUMBER AND EMAIL:
650-714-5571^
[email protected]
SIGNATURE OF APPELLANT:
STAFF USE ONLY
Action Appealable to Coastal Commission t/ NO
Subject to City Appeal Fee Per Master Fee Schedule
City Fee Collected: ,7
fc V ,Ob
Received bv:
^
nM- f*
Yes
t
^
Yes No
Date: Vz>A7
Please Attach a Separate Statement of Appeal That Describes^ !Detail the Grounds for the
Project:
Client:
JOB #:SCALE:
DATE:
555 KELLY
555 KELLY AVE,
HALF MOON BAY, CA 94019
1256 MARKET STREET,
SAN FRANCISCO, CA 94102
COVER SHEET
BKF ENGINEERS150 CALIFORNIA STREET, SUITE 600,SAN FRANCISCO, CA 94111JETT LANDSCAPEARCHITECTURE + DESIGN2 THEATER SQUARE, SUITE 218,ORINDA, CA 94563 2236
A0.0
CIVIL ENGINEERINGLANDSCAPE ARCHITECT
The 100% affordable housing development at 555 Kelly Avenue is intended to provide much needed housing and support services to members of the local senior and farm working community. With the support of ALAS (Ayudando a Latinos a Sonar, Helping Latinos Dream), Mercy Housing and the City of Half Moon Bay are working together to develop this site in a way that will target the intended population, meet funding, and cost requirements, and at the same time, meet local regulatory requirements and those of the Community at large. The development is in response to a City RFQ which included the parcel at 555 Kelly Avenue (6,207 SF) and the adjacent TACC parking lot (7,361 SF). The proposed development includes a slight expansion into the TACC site by approximately 3,000 SF in order to balance the minimum number of units to make the project pencil financially and provide units which would work best with the targeted population. While 40 units has been considered a minimum target financially, these would need to be almost entirely studios within the original site. The expanded site allows for the inclusion of predominantly 1 bedroom units while still meeting the minimum number of units for financial feasibility. The current design proposal includes 40 units of housing over a concrete podium with a ground floor of common and support uses as well as parking. The unit mix includes studios, predominantly 1 bedrooms and eight 2 bedrooms. The ground floor includes support spaces for the housing and management offices as well as a permanent space for the Farmworker Resource Center. The building also includes amenity spaces with a common courtyard, a community room and common laundry facilities. The building consists of 4 stories over a podium (5 stories total) with the upper most floor significantly set back so that it is less perceivable from the street. The perceived height of the building has also been mitigated by breaking the building horizontally into the traditional base, middle and top zones. The base is articulated by the active uses and entries with storefronts, the middle of the building is articulated with bay windows and the top of the building is set back in relation to the bay window at the 4th floor while the 5th floor is set back further. This development has gone through three well attended community meetings and received the support from attendees which included members of the farmworker community, neighbors and concerned citizens as well as elected officials. It has also gone through the Half Moon Bay Architectural Advisory Committee on two different occasions. The project team has listened carefully to all community members and incorporated to the greatest extent possible, the comments and concerns that were voiced during these meetings. The current plan set includes design changes that were voiced during the latest AAC meeting on March 14.
The design changes are reflected in the latest set of renderings, elevations and additional details that have been provided. These include adjustments to the facades as well additional the additional detail information. Sheet A0.8 includes a summary of the current zoning standards and the anticipated process that this project will go through to obtain entitlements. The site is expected to be rezoned to P-S with a WHO overlay (Public Service with Workforce Housing Overlay) and it is expected to use State Density Bonus Law where needed. The zoning summary spreadsheet outlines the current zoning under C-D (Commercial Downtown) and P-S, what is anticipated with the P-S / WHO overlay and where density bonus law might be used.
PROPERTY OWNERCITY OF HALF MOON BAY501 MAIN ST,HALF MOON BAY, CA 94109 Contact: Mike NoceEmail: [email protected]
DEVELOPERMERCY HOUSING1256 MARKET ST,SAN FRANCISCO, CA 94102 Contact: Kelly HollywoodEmail: [email protected]: Elaine PalaciosEmail: [email protected] ALAS636 PURISSIMA ST,HALF MOON BAY, CA 94019
Contact: Kique BazanEmail: [email protected]
ARCHITECTVAN METER WILLIAMS POLLACK333 BRYANT ST, SUITE 300,SAN FRANCISCO, CA 94107 Contact: Ben ChuaquiEmail: [email protected]: Ruofei GaoEmail: [email protected] CIVIL ENGINEERBKF ENGINEERS150 CALIFORNIA STREET, SUITE 600,SAN FRANCISCO, CA94111 Contact: Janine LappEmail: [email protected]
LANDSCAPE ARCHITECTJETT LANDSCAPE ARCHITECTURE + DESIGN2 THEATER SQUARE, SUITE 218,ORINDA, CA 94563 Contact: Whitney MillerEmail: [email protected]
PROJECT DESCRIPTION PROJECT DIRECTORY
SHEET # SHEET NAME
A0.0 COVER SHEETA0.1a ARTISTIC RENDERINGA0.1b ARTISTIC RENDERINGA0.1c ARTISTIC RENDERINGA0.2a 3D VIEWS & BUILDING STATISTICSA0.2b 3D VIEWS WITH CONTEXTA0.3 3D VIEWS - POTENTIAL MURALSA0.4 SITE PHOTOSC2.0 EXISTING CONDITIONSA0.5 EXISTING SITE PLANA0.6 ARCHITECTURAL SITE PLANA0.6a SITE CIRCULATION DIAGRAM - EXISTINGA0.6b SITE CIRCULATION DIAGRAMA0.7 SHADOW STUDYA0.8 ZONING CODE SUMMARYA0.9 BUILDING CODE SUMMARYA1.0 EGRESS DIAGRAMSA1.1 FIRE ACCESS DIAGRAMSA1.2 RETRACTABLE LADDERA1.3 HYDRAULIC CALCS - PARKING GARAGEA1.4 HYDRAULIC CALCS - RESIDENTIALFP-1 PRELIMINARY SPRINKLER DESIGN - GROUND FLOORFP-2 PRELIMINARY SPRINKLER DESIGN - 5TH FLOORC1.0 NOTES, LEGEND & ABBREVIATIONSC3.0 PARCELIZATION PLAN PRELIMINARYC3.1 PROPOSED PARCELIZATION PLANC4.0 PRELIMINARY SITE PLANC5.0 PRELIMINARY GRADING PLANC5.1 CROSS SECTIONSC6.0 PRELIMINARY UTILITY PLANC7.0 PRELIMINARY STORM CONTROL PLANC8.0 DETAILSC8.1 DETAILSL-1 PRELIMINARY LANDSCAPE PLAN - GROUND FLOORL-2 PRELIMINARY LANDSCAPE PLAN - PODIUML-3 PLANT PALETE AND IMAGERY, AND WATER USE CALCULATIONL-4 TREE REPLACEMENT PLANA2.1 1ST FLOOR PLANA2.2 2ND FLOOR PLANA2.3 3RD FLOOR PLANA2.4 4TH FLOOR PLANA2.5 5TH FLOOR PLANA2.6 ROOF PLANA2.7 ALAS RESOURCE CENTER PLANA3.1 BUILDING ELEVATIONSA3.2 BUILDING ELEVATIONSA3.3 BUILDING SECTIONSA3.4 BUILDING SECTIONSA3.5 COMMUNITY CENTER TRASH ENCLOSUREA4.1 UNIT PLANS - STUDIO & 2 BEDA4.2 UNIT PLANS - 1 BEDA5.0 MATERIAL BOARDA5.1 ENLARGED WINDOW ELEVATIONSA5.2 WALL SECTIONS
VICINITY MAP SHEET INDEXAERIAL VIEW
04/10/2024 ENTITLEMENT SET - RESUBMITTAL #1 (V2)
ID DATE NAME
STEINBERG HART333 W SAN CARLOS STREET, #1000SAN JOSE, CA 95110-017TENANT IMPROVEMENT ARCHITECT Project:
Client:
JOB #:SCALE:
DATE:
555 KELLY
555 KELLY AVE,
HALF MOON BAY, CA 94019
1256 MARKET STREET,
SAN FRANCISCO, CA 94102
ARTISTIC RENDERING
BKF ENGINEERS150 CALIFORNIA STREET, SUITE 600,SAN FRANCISCO, CA 94111JETT LANDSCAPEARCHITECTURE + DESIGN2 THEATER SQUARE, SUITE 218,ORINDA, CA 94563 2236
A0.1a
10/04/23
CIVIL ENGINEERINGLANDSCAPE ARCHITECT
ID DATE NAME
LOOKING FROM THE SOUTHWEST ON KELLY AVE
STEINBERG HART333 W SAN CARLOS STREET, #1000SAN JOSE, CA 95110-017TENANT IMPROVEMENT ARCHITECT Project:
Client:
JOB #:SCALE:
DATE:
555 KELLY
555 KELLY AVE,
HALF MOON BAY, CA 94019
1256 MARKET STREET,
SAN FRANCISCO, CA 94102
ARTISTIC RENDERING
BKF ENGINEERS150 CALIFORNIA STREET, SUITE 600,SAN FRANCISCO, CA 94111JETT LANDSCAPEARCHITECTURE + DESIGN2 THEATER SQUARE, SUITE 218,ORINDA, CA 94563 2236
A0.1b
10/04/23
CIVIL ENGINEERINGLANDSCAPE ARCHITECT
ID DATE NAME
LOOKING FROM THE SOUTH ON KELLY AVE
STEINBERG HART333 W SAN CARLOS STREET, #1000SAN JOSE, CA 95110-017TENANT IMPROVEMENT ARCHITECT Project:
Client:
JOB #:SCALE:
DATE:
555 KELLY
555 KELLY AVE,
HALF MOON BAY, CA 94019
1256 MARKET STREET,
SAN FRANCISCO, CA 94102
ARTISTIC RENDERING
BKF ENGINEERS150 CALIFORNIA STREET, SUITE 600,SAN FRANCISCO, CA 94111JETT LANDSCAPEARCHITECTURE + DESIGN2 THEATER SQUARE, SUITE 218,ORINDA, CA 94563 2236
A0.1c
10/04/23
CIVIL ENGINEERINGLANDSCAPE ARCHITECT
ID DATE NAME
LOOKING FROM THE SOUTHEAST NEAR THE ENTRY
STEINBERG HART333 W SAN CARLOS STREET, #1000SAN JOSE, CA 95110-017TENANT IMPROVEMENT ARCHITECT Project:
Client:
JOB #:SCALE:
DATE:
555 KELLY
555 KELLY AVE,
HALF MOON BAY, CA 94019
1256 MARKET STREET,
SAN FRANCISCO, CA 94102
3D VIEWS & BUILDING
STATISTICS
BKF ENGINEERS150 CALIFORNIA STREET, SUITE 600,SAN FRANCISCO, CA 94111JETT LANDSCAPEARCHITECTURE + DESIGN2 THEATER SQUARE, SUITE 218,ORINDA, CA 94563 2236
A0.2a
08/02/23
CIVIL ENGINEERINGLANDSCAPE ARCHITECT
LOOKING FROM THE SOUTHWEST ON KELLY AVE PROJECT STATISTICS
TRASH APPROVAL LETTER
LOOKING FROM THE SOUTHEAST ON KELLY AVE
ID DATE NAME
STEINBERG HART333 W SAN CARLOS STREET, #1000SAN JOSE, CA 95110-017TENANT IMPROVEMENT ARCHITECT
PROJECT SITE
KELLY AVE
C
H
U
RC
H
ST
TED ADCOCK COMMUNITY CENTER
BOYS & GIRLS CLUB SCHOOL
CHURCH
565 KELLY AVE
(CHURCH PROPERTY)
D
RIVE
AI
S
L
E
AT&T BUILDING
1 2
3 4
H
I
G
HWAY
1 Project:Client:
JOB #:SCALE:
DATE:
1" = 80'-0"
555 KELLY
555 KELLY AVE,
HALF MOON BAY, CA 94019
1256 MARKET STREET,
SAN FRANCISCO, CA 94102
3D VIEWS WITH
CONTEXT
BKF ENGINEERS150 CALIFORNIA STREET, SUITE 600,SAN FRANCISCO, CA 94111JETT LANDSCAPEARCHITECTURE + DESIGN2 THEATER SQUARE, SUITE 218,ORINDA, CA 94563 2236
A0.2b
12/19/23
CIVIL ENGINEERINGLANDSCAPE ARCHITECT
1 - WEST VIEW FROM HIGHWAY 13 - EAST VIEW ON KELLY AVE
BOYS & GIRLS CLUB
OUR LADY OF THE PILLAR
CHURCH
MANUEL F. CUNHA
INTERMEDIATE SCHOOL
565 KELLY AVE
PROPOSED HOUSING
PROPOSED HOUSING PROPOSED HOUSING
BOYS & GIRLS CLUB
4 - EAST VIEW ON KELLY AVE2 - WEST VIEW ON KELLY AVE
PROPOSED HOUSING
MANUEL F. CUNHA
INTERMEDIATE SCHOOL
OUR LADY OF THE PILLAR
CHURCH
ID DATE NAME
01/19/24 ENTITLEMENT SET -
RESUBMITTAL #1
STEINBERG HART333 W SAN CARLOS STREET, #1000SAN JOSE, CA 95110-017TENANT IMPROVEMENT ARCHITECT Project:
Client:
JOB #:SCALE:
DATE:
555 KELLY
555 KELLY AVE,
HALF MOON BAY, CA 94019
1256 MARKET STREET,
SAN FRANCISCO, CA 94102
3D VIEWS -
POTENTIAL MURALS
BKF ENGINEERS150 CALIFORNIA STREET, SUITE 600,SAN FRANCISCO, CA 94111JETT LANDSCAPEARCHITECTURE + DESIGN2 THEATER SQUARE, SUITE 218,ORINDA, CA 94563 2236
A0.3
10/04/23
CIVIL ENGINEERINGLANDSCAPE ARCHITECT
MURAL PLACEHOLDERMURAL PLACEHOLDER
POTENTIAL MURAL ON UPPER WALLS OVERLOOKING THE COURTYARDPOTENTIAL MURAL ON ALAS RESOURCE CENTER POTENTIAL MURALS THERE ARE SEVERAL OPTIONS THAT ARE BEING CONSIDERED FOR INCORPORATING ART INTO THIS PROJECT INCLUDING INCORPORATING MURALS. THERE ARE SEVERAL LOCATIONS BEING CONSIDERED FOR MURAL PLACEMENT THAT ARE DEPICTED IN THESE DRAWINGS. THE FINAL LOCATION WILL DEPEND ON SEVERAL FACTORS INCLUDING CITY AND COMMUNITY INPUT, THE PROCESS FOR ARTISTS SELECTION AND THE MURAL ITSELF. THE LOCATIONS DEPICTED FOR POTENTIAL MURAL PLACEMENT DO NOT REPRESENT THE FINAL PAINTING BUT ARE ILLUSTRATIVE OF HOW A MURAL MIGHT BE PERCIEVED WITHIN CERTAIN PART OF THE BUILDING. THE MAIN LOCATIONS BEING CONSIDERED FOR MURALS ARE:
- THE UPPER WALLS OVERLOOKING THE COUTYARD. - EXTERIOR WALLS OF THE ALAS RESOURCE CENTER.- THE WALL FACING THE COMMUNITY CENTER BUILDING ALAS HAS A LONGSTANDING PARTNERSHIP WITH LOCAL ARTISTS FOR THE CREATION OF PAINTINGS AND VARIOUS OTHER FORMS OF ART. THE MURALS WILL BE A COLLABORATIVE EFFORT BETWEEN THE ARTISTS, THE COMMUNITY, THE CITY AND THE DEVELOPMENT TEAM.
MURALS ON MAIN STREET, HALF MOON BAY
ID DATE NAME
POTENTIAL MURAL ON THE CONCRETE WALL FACING TACC
MURAL PLACEHOLDER
STEINBERG HART333 W SAN CARLOS STREET, #1000SAN JOSE, CA 95110-017TENANT IMPROVEMENT ARCHITECT
PROJECT SITE
KELLY AVE
C
H
U
RC
H
ST
TED ADCOCK COMMUNITY CENTER
BOYS & GIRLS CLUB
SCHOOL
CHURCH
565 KELLY AVE
(CHURCH PROPERTY) DRIVE
AI
S
L
E
1 2
3 5
6 8
9 10
AT&T
BUILDING
4 7
Project:Client:
JOB #:SCALE:
DATE:
1" = 40'-0"
555 KELLY
555 KELLY AVE,
HALF MOON BAY, CA 94019
1256 MARKET STREET,
SAN FRANCISCO, CA 94102
SITE PHOTOS
BKF ENGINEERS150 CALIFORNIA STREET, SUITE 600,SAN FRANCISCO, CA 94111JETT LANDSCAPEARCHITECTURE + DESIGN2 THEATER SQUARE, SUITE 218,ORINDA, CA 94563STEINBERG HART333 W SAN CARLOS STREET, #1000SAN JOSE, CA 95110-017 2236
A0.4
08/02/23
CIVIL ENGINEERINGLANDSCAPE ARCHITECTTENANT IMPROVEMENT ARCHITECT 7 - AT&T BUILDING 1 - SOUTHWEST VIEW ON KELLY AVE
2 - SOUTH VIEW ON KELLY AVE3 - SOUTHEAST VIEW ON KELLY AVE EXISTING SITE CONDITIONS 4 - SOUTHWEST VIEW ON DRIVE AISLE
5 - NOTHWEST VIEW ON DRIVE AISLE
8 - BOYS & GIRLS CLUB 6 - NORTH VIEW
9 - 565 KELLY AVE (CHURCH PROPERTY)10 - CHURCH
3 - SOUTH VIEW ON KELLY AVE
ID DATE NAME
52 PM 77
55 PM 33 KELLY AVE
NOTES:
Project:
Client:
JOB #:
SCALE:
DATE: 1.22.2024
555 KELLY
555 KELLY AVE,
HALF MOON BAY, CA 94019
1256 MARKET STREET,
SAN FRANCISCO, CA 94102
BKF ENGINEERS
150 CALIFORNIA STREET, SUITE 600,
SAN FRANCISCO, CA 94111
JETT LANDSCAPE
ARCHITECTURE + DESIGN
2 THEATER SQUARE, SUITE 218,
ORINDA, CA 94563
221803
CIVIL ENGINEERING
LANDSCAPE ARCHITECT
ID DATE NAME
STEINBERG HART
333 W SAN CARLOS STREET, #1000
SAN JOSE, CA 95110-017
TENANT IMPROVEMENT ARCHITECT
1"=20'
C2.0
EXISTING CONDITIONS
S
S
S
S
S
S
T
S
D
TED ADCOCK COMMUNITY CENTER
1 2345678 9 10 11
121314
15161817
1920222123
2425272628
EXISTING ACCESS LANE DOES NOT MEET 26FT EVA CLEARANCE
565 KELLY AVE
12 10
08 010804
11 06
07 08 11 07 08
02 02
0303
02 02
05 01
04 04
0109
07 05 12
10 13
141516
17 NEW PARCEL PROPERTY LINE, SCD FOR ADDITIONAL DETAILS AND EASEMENT INFORMATION
EASEMETN
20'-0"
EASEMENT
40'-0"
SCD FOR EXISTING EASEMENT INFO
NEW BUILDING SCOPE OF WORK AREAEXISTING PROPERTY LINEADJUSTED PROJECT PROPERTY LINE, SCD 01 (E) STREET LIGHT TO BE REMOVED02 (E) TREE TO BE REMOVED, SLD03 TREE TO BE PROTECTED, SLD04 (E) SIDEWALK TO BE DEMOLISHED05 (E) CONCRETE CURB & PLANTING STRIP TO BE DEMOLISHED06 (E) MAN HOLE & SANITARY SEWER LINE TO BE RELOCATED, SCD07 (E) CLEANOUT & SANITARY SEWER LINE TO BE REMOVED08 (E) STORM WATER DROP INLET TO BE REMOVED09 (E) ELECTRIC BOX TO BE REMOVED10 (E) CONCRETE WALKWAY TO BE DEMOLISHED11 (E) DRIVEWAY TO BE REMOVED
LEGEND KEYNOTES
EASEMENT LINE, SCD
12 (E) FENCE TO BE REMOVED13 (E) MEDIAN TO BE REMOVED14 (E) FIRE HYDRANT TO BE REPLACED15 (E) WATER METER TO BE REMOVED16 (E) WATER METER & BFP TO BE REMOVED AND RELOCATED, SCD17 (E) TRASH ENCLOSURE TO BE REMOVED Project:Client:
JOB #:SCALE:
DATE:
As indicated
555 KELLY
555 KELLY AVE,
HALF MOON BAY, CA 94019
1256 MARKET STREET,
SAN FRANCISCO, CA 94102
EXISTING SITE PLAN
BKF ENGINEERS150 CALIFORNIA STREET, SUITE 600,SAN FRANCISCO, CA 94111JETT LANDSCAPEARCHITECTURE + DESIGN2 THEATER SQUARE, SUITE 218,ORINDA, CA 94563STEINBERG HART333 W SAN CARLOS STREET, #1000SAN JOSE, CA 95110-017 2236
A0.5
07/23/23
CIVIL ENGINEERINGLANDSCAPE ARCHITECTTENANT IMPROVEMENT ARCHITECT A0.5 SCALE: 1" = 20'-0"
1 EXISTING SITE PLAN
SEE A0.6 FOR RECONFIGURED SURFACE LOT WORK
ID DATE NAME
H
PROPOSED NEW BUILDING
TED ADCOCK COMMUNITY CENTER
987654321 10 11
2827262524232221201918171615141312
(28) 9'x19' STANDARD PARKING STALLS
18 RESIDENTIAL PARKING STALLSW/ SECURE GARAGE
KELLY AVE
DRIVE AISLE
PL: 113.67'
26'-5 1/4"
PL: 74.75'
PL: 16.00'
PL: 43.00'
PL: 149.12'
PL: 117.81'
4'-7"
6"
6"
16'-6"
0102
02 04
04 04
05050606
06 TYP
07 0809
1015 *
1312
14 11
565 KELLY AVE
16 16
17 19
18 19
18 19
EXISTING PROPERTY LINEADJUSTED PROJECT PROPERTY LINE, SCD 01 RESIDENTIAL MAIN ENTRY02 ALAS RESOURCE CENTER MAIN ENTRY
LEGEND KEYNOTES
EASEMENT LINE
03 GARAGE VEHICULAR ENRTY04 BIORETENTION PLANTER, RECESSED IN GROUND, SCD05 BIKE RACK, SLD06 NEW TREE, SLD07 NEW SIDEWALK, SLD08 NEW AND RELOCATED TED ADCOCK TRASH ENCLOSURE SEE A3.5 FOR ADDITIONAL INFORMATION09 NEW PAD MOUNTED TRANSFORMER PER PG&E STANDARDS10 FREESTANDING FDC11 BELOW GRADE WATER METER VAULT & ABOVE GRADE BFP, RESIDENTIAL, SCD12 BELOW GRADE WATER METER VAULT & ABOVE GRADE BFP, COMMERCIAL, SCD13 BELOW GRADE WATER METER VAULT & ABOVE GRADE BFP, IRRIGATION, SCD14 FIRE WATER BFP W/ FDC15 REPLACED FIRE HYDRANT, SCD16 NEW PARCEL PROPERTY LINE, SCD FOR ADDITIONAL DETAILS AND EASEMENT INFO 17 NEW ADA CURB CUT AND CROSS WALK, SCD AND SLD18 NEW STREET CURB & SIDEWALK, SCD19 NEW LANDSCAPE AREA, SLD
SITE STATISTICS SUMMARY
Project:Client:
JOB #:SCALE:
DATE:
As indicated
555 KELLY
555 KELLY AVE,
HALF MOON BAY, CA 94019
1256 MARKET STREET,
SAN FRANCISCO, CA 94102
ARCHITECTURAL SITE
PLAN
BKF ENGINEERS150 CALIFORNIA STREET, SUITE 600,SAN FRANCISCO, CA 94111JETT LANDSCAPEARCHITECTURE + DESIGN2 THEATER SQUARE, SUITE 218,ORINDA, CA 94563 2236
A0.6
07/24/23
CIVIL ENGINEERINGLANDSCAPE ARCHITECT
A0.6 SCALE: 1" = 20'-0"
1 ARCHITECTURAL SITE PLAN
PROPOSED RECONFIGURAT OFFSITE PARKING,
COORDINATED W/ CITY OF HMB AND SAN MATEO COUNTY,
SCD AND SLD FOR ADDITIONAL INFO
ID DATE NAME
01/19/24 ENTITLEMENT SET -
RESUBMITTAL #1
STEINBERG HART333 W SAN CARLOS STREET, #1000SAN JOSE, CA 95110-017TENANT IMPROVEMENT ARCHITECT S
S
S
S
S
S
T
S
D
565 KELLY AVE
TED ADCOCK COMMUNITY CENTER
LOADING ZONE
48'-2"
9'-1"
17'-5"
1 5
'
-
0 "
1 5
'
-
0 "
1 5
'
-
0 "
R 35' - 0"
R 35'
- 0"
R
40'
-
0" 24'-10"
R 56'
- 0"
1 5
'
-
0 "
1 5
'
-
0 "
46'-0"
LEGEND
PEDESTRIAN TRAFFIC (SIDEWALK)PEDESTRIAN TRAFFIC (CROSSWALK)VEHICULAR TRAFFIC W/ CENTERLINE, DIRECTION 8ARROW & 8'-6" VEHICLE WIDTH '-
6 "
XX'-XX"
ROAD WIDTH
R XX'-XX" TURNING RADIUS @ CENTERLINE
Project:Client:
JOB #:SCALE:
DATE:
1" = 20'-0"
555 KELLY
555 KELLY AVE,
HALF MOON BAY, CA 94019
1256 MARKET STREET,
SAN FRANCISCO, CA 94102
SITE CIRCULATION
DIAGRAM - EXISTING
BKF ENGINEERS150 CALIFORNIA STREET, SUITE 600,SAN FRANCISCO, CA 94111JETT LANDSCAPEARCHITECTURE + DESIGN2 THEATER SQUARE, SUITE 218,ORINDA, CA 94563STEINBERG HART333 W SAN CARLOS STREET, #1000SAN JOSE, CA 95110-017 2236
A0.6a
12/18/23
CIVIL ENGINEERINGLANDSCAPE ARCHITECTTENANT IMPROVEMENT ARCHITECT A0.6a SCALE: 1" = 20'-0"
1 SITE CIRCULATION DIAGRAM - EXISTING
OVERALL SITE CIRCULATION - EXISTING
1 A0.6a
ID DATE NAME
01/19/24 ENTITLEMENT SET -
RESUBMITTAL #1
565 KELLY AVE
2 6
'
-
5 "
LOADING ZONE 9'-1
"
48'-2"
2 5
'
-
0 "
33'-0"
24'-10"
R 35' - 0"
R 56'
- 0"
R
40 '
-
0 "
R
4 0
'
- 0"
R
40'
-
0"
R 40'
-
0"
PROPOSED NEW BUILDING
KELLY AVE
R 35' - 0"
TED ADCOCK COMMUNITY CENTER
1 5
'
-
0 "
1 5
'
-
0 "
46'-0"
LEGEND
PEDESTRIAN TRAFFIC (SIDEWALK)PEDESTRIAN TRAFFIC (CROSSWALK)VEHICULAR TRAFFIC W/ CENTERLINE, DIRECTION 8ARROW & 8'-6" VEHICLE WIDTH '-
6 "
XX'-XX"
ROAD WIDTH
R XX'-XX" TURNING RADIUS @ CENTERLINE
Project:Client:
JOB #:SCALE:
DATE:
1" = 20'-0"
555 KELLY
555 KELLY AVE,
HALF MOON BAY, CA 94019
1256 MARKET STREET,
SAN FRANCISCO, CA 94102
SITE CIRCULATION
DIAGRAM
BKF ENGINEERS150 CALIFORNIA STREET, SUITE 600,SAN FRANCISCO, CA 94111JETT LANDSCAPEARCHITECTURE + DESIGN2 THEATER SQUARE, SUITE 218,ORINDA, CA 94563STEINBERG HART333 W SAN CARLOS STREET, #1000SAN JOSE, CA 95110-017 2236
A0.6b
12/12/23
CIVIL ENGINEERINGLANDSCAPE ARCHITECTTENANT IMPROVEMENT ARCHITECT A0.6b SCALE: 1" = 20'-0"
1 SITE CIRCULATION DIAGRAM
OVERALL SITE CIRCULATION
1 A0.6a
ID DATE NAME
01/19/24 ENTITLEMENT SET -
RESUBMITTAL #1
Project:
Client:
JOB #:SCALE:
DATE:
555 KELLY
555 KELLY AVE,
HALF MOON BAY, CA 94019
1256 MARKET STREET,
SAN FRANCISCO, CA 94102
SHADOW STUDY
BKF ENGINEERS150 CALIFORNIA STREET, SUITE 600,SAN FRANCISCO, CA 94111JETT LANDSCAPEARCHITECTURE + DESIGN2 THEATER SQUARE, SUITE 218,ORINDA, CA 94563STEINBERG HART333 W SAN CARLOS STREET, #1000SAN JOSE, CA 95110-017 2236
A0.7
08/02/23
CIVIL ENGINEERINGLANDSCAPE ARCHITECTTENANT IMPROVEMENT ARCHITECT
SHADOW STUDY
9:00 AM 12:00 PM 3:00 PM
MARCH, 21 JUNE, 21 SEPTEMBER, 21 DECEMBER, 21
PROPOSED NEW 5 STORY BUILDING, TYP
ID DATE NAME
D
RIVE
AI
S
L
E
P-S
ZONE
P-S
ZONE
C-D
ZONE
C-D
ZONE
P-S
ZONE
PROJECT SITE
C-D
ZONE
Project:Client:
JOB #:SCALE:
DATE:
1" = 40'-0"
555 KELLY
555 KELLY AVE,
HALF MOON BAY, CA 94019
1256 MARKET STREET,
SAN FRANCISCO, CA 94102
ZONING CODE
SUMMARY
BKF ENGINEERS150 CALIFORNIA STREET, SUITE 600,SAN FRANCISCO, CA 94111JETT LANDSCAPEARCHITECTURE + DESIGN2 THEATER SQUARE, SUITE 218,ORINDA, CA 94563KPFF45 FREMONT ST 28TH FLOOR,SAN FRANCISCO, CA 94105 2236
A0.8
10/04/23
CIVIL ENGINEERINGLANDSCAPE ARCHITECTSTRUCTURAL ENGINEER
HALF MOON BAY ZONING MAP
PROJECT SITE
ZONING CODE SUMMARY
ZONING MAP OVERLAY
ID DATE NAME
STEINBERG HART333 W SAN CARLOS STREET, #1000SAN JOSE, CA 95110-017TENANT IMPROVEMENT ARCHITECT
ALAS RESOURCE CENTER
WILL BE UNDER SEPARATE TI BUILDING PERMIT.
OFFICE
TRASH
BOILER ROOM
GARAGE
ELECTRICAL ROOM
COMMUNITY ROOM
COURTYARD
UNOCCUPIED ROOF AREA
UNOCCUPIED ROOF AREA
TYPE 1A CONSTRUCTION
LEGEND
TYPE 5A CONSTRUCTIONA-3 OCCUPANCYCOMMUNITY ROOM
R-2 OCCUPANCYDWELLING UNITSR-2 OCCUPANCYCIRCULATION, UTILITY & OTHER SPACES
B OCCUPANCYRESIDENTIAL MANAGEMENT OFFICE
S-2 OCCUPANCYRESIDENTIAL GARAGETBDFUTURE TI SPACE
GENRAL NOTESA COMPLETE BUILDING CODE SUMMARY ANALYSIS INCLUDING AREA CALCULATIONS, EXIT WIDTHS, AND ADDITIONAL RATED SEPARATION DETAILS WILL BE PROVIDED WITH THE BUILDING PERMIT SUBMITTAL TYPE 1A CONSTRUCTION
TYPE 5A CONSTRUCTION
M
AX
H
E
G
I
H
T
5 7
'
-
9 "
Project:Client:
JOB #:SCALE:
DATE:
As indicated
555 KELLY
555 KELLY AVE,
HALF MOON BAY, CA 94019
1256 MARKET STREET,
SAN FRANCISCO, CA 94102
BUILDING CODE
SUMMARY
BKF ENGINEERS150 CALIFORNIA STREET, SUITE 600,SAN FRANCISCO, CA 94111JETT LANDSCAPEARCHITECTURE + DESIGN2 THEATER SQUARE, SUITE 218,ORINDA, CA 94563STEINBERG HART333 W SAN CARLOS STREET, #1000SAN JOSE, CA 95110-017 2236
A0.9
08/02/23
CIVIL ENGINEERINGLANDSCAPE ARCHITECTTENANT IMPROVEMENT ARCHITECT A0.9
SCALE: 1/16" = 1'-0"CONSTRUCTION TYPE/OCCUPANCY DIAGRAM1ST FLOOR 1 A0.9
SCALE: 1/16" = 1'-0"CONSTRUCTION TYPE/OCCUPANCY DIAGRAM2ND FLOOR 2 A0.9
SCALE: 1/16" = 1'-0"CONSTRUCTION TYPE/OCCUPANCY DIAGRAM3RD FLOOR (4TH FLOOR SIM) 3 A0.9
SCALE: 1/16" = 1'-0"CONSTRUCTION TYPE/OCCUPANCY DIAGRAM5TH FLOOR 4 A0.9
SCALE: 1/16" = 1'-0"CONSTRUCTION TYPE/OCCUPANCY DIAGRAMSECTION 5 ID DATE NAME
DN
>1/3 DIAGONAL 86'-5" DIAGONAL 125'-4" (*1/3=41'-10")
2 HOUR EXIT ENCLOSURE
2 HOUR EXIT ENCLOSURE
6,134 SF
GARAGE
2,661 SF
ALAS RESOURCE
CENTER
TRASH
TRASH BOILER ROOM
ELEVATOR
BIKE STORAGE
OFFICE
IDF ROOM
RESTROOM
ELECTRICAL ROOM
2 EXITS REQUIRED
2 EXITS REQUIRED
STAIR 1
STAIR 2
LOBBY
EXIT DISCHARGE
EXIT DISCHARGE
2 HOUR ENCLOSURE
2 HOUR ENCLOSURE
DIAGONAL 71'-8" (*1/3=23'-0")
>1/3 DIAGONAL 42'-5"
>1/3 DIAGONAL 19'-6"
DIAGONAL 46'-6" (*1/3=15'-6")
COURTYARD 840 SF
COMMUNITY ROOM
UNIT 1B
UNIT 1C UNIT 1A.1 UNIT 1A.2 UNIT 1A.3
UNIT 1A.2
MAINTENANCE
LAUNDRY
UNIT 1A.1
UNIT 2A UNIT 2B
ELEVATOR
STAIR 1
STAIR 2
EXIT ACCESS
EXIT ACCESS
2 EXITS
2,351 SF REQUIRED
2 EXITS REQUIRED
COURTYARD
EXIT 1
COURTYARD
EXIT 2
2 HOUR EXIT ENCLOSURE
2 HOUR EXIT ENCLOSURE
2 HOUR ENCLOSURE
UNIT 2B
UNIT 2A
UNIT 2C
UNIT 1A.1
UNIT 1A.2UNIT 1A.3
UNIT 1A.1 UNIT 1A.2
UNIT 1C
UNIT 1B
UNIT 1D
UNIT STORAGE
TRASH
STAIR 1
STAIR 2
2 HOUR EXIT ENCLOSURE
2 HOUR EXIT ENCLOSURE
2 HOUR ENCLOSURE
UNIT 0A.2
UNIT 1A.4
UNIT 0BUNIT 0C
UNIT 1A.4 UNIT 0B
UNIT STORAGE
TRASH
STAIR 1
STAIR 2
UNIT 1E
UNIT 0A.1 ELEVATOR
ELEV EQUIP
2 HOUR EXIT ENCLOSURE
2 HOUR EXIT ENCLOSURE
2 HOUR ENCLOSURE
UNOCCUPIED ROOF AREA
UNOCCUPIED ROOF AREA
LEGEND
EXIT PATH
Project:Client:
JOB #:SCALE:
DATE:
As indicated
555 KELLY
555 KELLY AVE,
HALF MOON BAY, CA 94019
1256 MARKET STREET,
SAN FRANCISCO, CA 94102
EGRESS DIAGRAMS
BKF ENGINEERS150 CALIFORNIA STREET, SUITE 600,SAN FRANCISCO, CA 94111JETT LANDSCAPEARCHITECTURE + DESIGN2 THEATER SQUARE, SUITE 218,ORINDA, CA 94563STEINBERG HART333 W SAN CARLOS STREET, #1000SAN JOSE, CA 95110-017 2236
A1.0
08/02/23
CIVIL ENGINEERINGLANDSCAPE ARCHITECTTENANT IMPROVEMENT ARCHITECT A1.0 SCALE: 1/16" = 1'-0"
1 EGRESS PLAN - 1ST FLOOR
A1.0 SCALE: 1/16" = 1'-0"
2 EGRESS PLAN - 2ND FLOOR
A1.0 SCALE: 1/16" = 1'-0"
3 EGRESS PLAN - 3RD FLOOR (4TH FLOOR SIM)
A1.0 SCALE: 1/16" = 1'-0"
4 EGRESS PLAN - 5TH FLOOR
GENERAL NOTE:A COMPLETE BUILDING CODE SUMMARY ANALYSIS INCLUDING AREA CALCULATIONS, EXIT WIDTHS, AND ADDITIONAL RATED SEPARATION DETAILS WILL BE PROVIDED WITH THE BUILDING PERMIT SUBMITTAL
ID DATE NAME
DN
H
HH
134'
FIRE APPARATUS
FIRE APPARATUS
150'
117'
100'
KELLY AVE
DRIVE AISLE 1 STORY (COURTYARD)
4 STORIES
4 STORIES
5 STORIES
4 STORIES 4 STORIES
4 STORIES 4 STORIES 1 STORY
1 STORY
1 STORY
3 A1.1
2 A1.1
1 A1.1
9'-9"
4'-11"
6"
4'-10"
9'-9"
6"
BEDROOM BEDROOM
BEDROOMBEDROOMBEDROOM
2 A1.1 SIM
STANDPIPE
STANDPIPE
BEDROOM BEDROOM BEDROOM BEDROOM
BEDROOMBEDROOM
WATER METERS & BFPS, SCDFIRE WATER BFP W/ FDC, SCD
*
FIRE LANE, NO PARKING
40'-0"
R 35'
-
0"
±46'-5"
15'-0"
MAX
13'
-1"
26'-5"
FIRE LANE, NO PARKING
LEGEND
STANDPIPE RISER AT STAIRS (MAIN LANDING)FIRE HYDRANTROOF ACCESS VIA STAIRS * FIRE DEPARTMENT CONNECTION (FDC)
FIRE APPARATUS ACCESSFIRE FIGHTER ACCESS, 150' MAX FROM FIRE APPARATUSFIRE FIGHTER ACCESS TO THE BUILDING4'x4' LADDER PAD, SHOWN IN DASHEXISTING FIRE HYDRANT TO BE RELOCATED GENERAL NOTES1. THIS FIRE ACCESS DIAGRAM WAS SUBMITTED AND DISCUSSED WITH THE COASTSIDE FIRE PROTECTION DISTRICT. INITIAL COMMENTS WERE RECEIVED ON 07/27/2023 AND DISCUSSED ON 08/16/2023. A SUBSEQUENT SUBMITTAL WAS SUBMITTED TO COASTSIDE FIRE DISTRICT ON 08/21/2023. ADDITIONAL COMMENTS WERE RECEIVED ON 9/15/2023.
2. RESPONSES TO ALL THE COMMENTS HAVE BEEN ADDRESSED IN THE ATTACHED DEPARTMENTAL RESPONSE LETTER.
3. PLEASE ALSO REFER TO THE FOLLOWING SHEETS WHICH WERE ALSO SUBMITTED PERTAINING TO PERMANENT LADDER LOCATIONS, FIRE WATER PRESSURE AND FIRE PUMP INFORMATION.
4. THE FIRE CODE OFFICIAL SHALL HAVE THE AUTHORITY TO REQUIRE OR PERMIT MODIFICATIONS TO THE REQUIRED ACCESS WIDTHS WHERE THEY ARE INADEQUATE FOR FIRE OR RESCUE OPERATIONS OR WHERE NECESSARY TO MEET THE PUBLIC SAFETY OBJECTIVES OF THE JURISDICTION. [CFC 503.2.2] 75°
GARAGE
UNIT 1A.1UNIT 1A.1UNIT 1A.1
10'-0" UNIT 1A.410'-0" 10'-0" 10'-0" 15'-0"
TYPE 5A TYPE 1A 9'-9" 6"4'-11"
50'-0"
FIRE APPARATUS
ALAS RESOURCE
CENTER
UNIT 2AUNIT 2AUNIT 2A
UNIT 2CUNIT 2CUNIT 0A.1
CORRIDOR
KELLY AVE
46'-4" 5'-6" 4'-6" 7'-5"
PLANTING
STRIP
SIDEWALK
SETBACK
10'-0" 10'-0" 10'-0" 10'-0" 15'-6" 55.3°
TYPE 5A TYPE 1A MATURE TREE HEIGHT: 25FT TO 30FT 25'-4" FIRE HYDRANT 40FT NO PARKING LANE @ FIRE HYDRANT,
PARKING LANE BEHIND
GARAGEUNIT 1CUNIT 1CUNIT 1C
FIRE APPARATUS 66
.4°
52'-5"
7'-0" 4'-6"
ACCESS DRIVEWAY
24'-5" MIN
10'-0" 10'-0" 10'-0" 10'-0" 17'-11"
TYPE 5A TYPE 1A
SIDEWALK
SETBACK
15'-0"
Project:Client:
JOB #:SCALE:
DATE:
As indicated
555 KELLY
555 KELLY AVE,
HALF MOON BAY, CA 94019
1256 MARKET STREET,
SAN FRANCISCO, CA 94102
FIRE ACCESS
DIAGRAMS
BKF ENGINEERS150 CALIFORNIA STREET, SUITE 600,SAN FRANCISCO, CA 94111JETT LANDSCAPEARCHITECTURE + DESIGN2 THEATER SQUARE, SUITE 218,ORINDA, CA 94563STEINBERG HART333 W SAN CARLOS STREET, #1000SAN JOSE, CA 95110-017 2236
A1.1
08/02/23
CIVIL ENGINEERINGLANDSCAPE ARCHITECTTENANT IMPROVEMENT ARCHITECT A1.1 SCALE: 3/32" = 1'-0"
4 FIRE ACCESS DIAGRAM
A1.1
SCALE: 3/32" = 1'-0"EAST SECTIONNORTH SIM
2 A1.1 SCALE: 3/32" = 1'-0"
1 WEST SECTION @ KELLY AVE
A1.1 SCALE: 3/32" = 1'-0"
3 WEST SECTION @ ACCESS DRIVEWAY ID DATE NAME
Project:
Client:
JOB #:SCALE:
DATE:
555 KELLY
555 KELLY AVE,
HALF MOON BAY, CA 94019
1256 MARKET STREET,
SAN FRANCISCO, CA 94102
RETRACTABLE
LADDER
BKF ENGINEERS150 CALIFORNIA STREET, SUITE 600,SAN FRANCISCO, CA 94111JETT LANDSCAPEARCHITECTURE + DESIGN2 THEATER SQUARE, SUITE 218,ORINDA, CA 94563STEINBERG HART333 W SAN CARLOS STREET, #1000SAN JOSE, CA 95110-017 2236
A1.2
08/21/23
CIVIL ENGINEERINGLANDSCAPE ARCHITECTTENANT IMPROVEMENT ARCHITECT BELOW ARE THE CUT SHEETS OF THE RETRACTABLE LADDERPRODUCT WEBSITE LINK: https://www.jomy.com/en/ladders/retractable
ID DATE NAME
Project:
Client:
JOB #:SCALE:
DATE:
555 KELLY
555 KELLY AVE,
HALF MOON BAY, CA 94019
1256 MARKET STREET,
SAN FRANCISCO, CA 94102
HYDRAULIC CALCS
-
PARKING GARAGE
BKF ENGINEERS150 CALIFORNIA STREET, SUITE 600,SAN FRANCISCO, CA 94111JETT LANDSCAPEARCHITECTURE + DESIGN2 THEATER SQUARE, SUITE 218,ORINDA, CA 94563STEINBERG HART333 W SAN CARLOS STREET, #1000SAN JOSE, CA 95110-017 2236
A1.3
10/04/23
CIVIL ENGINEERINGLANDSCAPE ARCHITECTTENANT IMPROVEMENT ARCHITECT
ID DATE NAME
Project:
Client:
JOB #:SCALE:
DATE:
555 KELLY
555 KELLY AVE,
HALF MOON BAY, CA 94019
1256 MARKET STREET,
SAN FRANCISCO, CA 94102
HYDRAULIC CALCS
-
RESIDENTIAL
BKF ENGINEERS150 CALIFORNIA STREET, SUITE 600,SAN FRANCISCO, CA 94111JETT LANDSCAPEARCHITECTURE + DESIGN2 THEATER SQUARE, SUITE 218,ORINDA, CA 94563STEINBERG HART333 W SAN CARLOS STREET, #1000SAN JOSE, CA 95110-017 2236
A1.4
10/04/23
CIVIL ENGINEERINGLANDSCAPE ARCHITECTTENANT IMPROVEMENT ARCHITECT
ID DATE NAME
NOT FOR CONSTRUCTION
UP
A3.2
1 A3.2
2 A3.1
1 1
A3.3
2 A3.3
6,111 SF
GARAGE
294 SF
ELECTRICAL ROOM
139 SF
STAIR 2
90 SF
ELEVATOR
2,491 SF
ALAS RESOURCE
CENTER
191 SF
BOILER ROOM
868 SF
TRASH
105 SF
TRASH
93 SF
RESTROOM
84 SF
IDF ROOM
399 SF
BIKE STORAGE
230 SF
STAIR 1
188 SF
CONFERENCE
112 SF
COPY
105 SF
OFFICE
197 SF
WAITING
735 SF
LOBBY
149 SF
OFFICE
4.9%
-8"
0"
0"
-2' - 11"
-1' - 10"
-4 1/2"
4.5% -2' - 0"
-4 1/2"
4.7%
-3' - 0"
5 A0.6
96 SF
94 SF
86 SF
90 SF
BIORETENTION
PLANTER
BIORETENTION
PLANTER
BIORETENTION
PLANTER
PLANTER
97 SF
FIRE PUMP ROOM
RETRACTABLE LADDER FOR FIRE
FIGHTER ACCESS TO 2ND FLOOR
SEE A6.0 FOR LADDER CUT SHEETS
RETRACTABLE LADDER FOR FIRE
FIGHTER ACCESS TO 2ND FLOOR
SEE A6.0 FOR LADDER CUT SHEETS
TRASH ENCLOSURE FOR
COMMUNITY CENTER
KEY NOTES
8 H
1 F CITY & STATE:
E HALF MOON BAY, CA
G
4 3 2
D ADDRESS:
C PROJECT: 555 KELLY
A
DRAWN
SCALE
SYSTEM
FIRST FLOOR
1 2
1 OF
OCCUPANCY
PLAN
SHEET NUMBER
SHEET TITLE
FP-1
SHEETS
FILE NUMBER
DATE
B
HALF MOON BAY, CA
555 KELLY AVE.
555 KELLY 555 KELLY AVE.
7 6 5
H one-eighth inch = one foot
A
8 one-half inch = one foot three-eighths inch = one foot one-quarter inch = one foot B
C
D three-quarters inch = one foot
E
F one inch = one foot
G
2 FIRST FLOOR - PIPING PLAN
1/8" = 1'-0"
WATER FLOW INFORMATION
2890 North Main Street
Suite 210
Walnut Creek, CA 94597
925-979-9993
COMBINATION STANDPIPE/STANDPIPE DETAIL
NTS
COMBINATION STANDPIPE STANDPIPE
HYDRAULIC DESIGN CRITERIA
PRELIMINARY SPRINKLER DESIGN FOR FIRE PUMP DETERMINATION CALCULATIONS DEMONSTRATE THAT
A FIRE PUMP IS NOT NECESSARY TO
ACHIEVE THE REQUIRED FIRE
SPRINKLER WATER PRESSURE
NOT FOR CONSTRUCTION DN
DN
A3.2
1 A3.2
2 A3.1
1 1
A3.3
2 A3.3
486 SF
UNIT 1A.4
458 SF
UNIT 0B
382 SF
UNIT 0C
470 SF
UNIT 0B 486 SF
UNIT 1A.4
623 SF
UNIT 1E
425 SF
UNIT 0A.1
431 SF
UNIT 0A.2
98 SF
TRASH
388 SF
UNIT STORAGE
90 SF
ELEVATOR
170 SF
STAIR 1
151 SF
STAIR 2
109 SF
ELEV EQUIP
1,066 SF
CORRIDOR
1/2" / 1'-0"
1/2" / 1'-0" 1/2" / 1'-0"
5 A0.6
1/2" / 1'-0" 1/2" / 1'-0"
1/2" / 1'-0" 1/2" / 1'-0"
1" / 1'-0" 1/2" / 1'-0" 1/2" / 1'-0"
1/2" / 1'-0"
298 SF
UNIT 0D
1/2" / 1'-0" 1/2" / 1'-0"
UNOCCUPIED ROOF
UNOCCUPIED ROOF
MAINTENACE
ACCESS DOOR
MAINTENACE
ACCESS DOOR
8 H
1 F CITY & STATE:
E HALF MOON BAY, CA
G
4 3 2
D ADDRESS:
C PROJECT: 555 KELLY
A
DRAWN
SCALE
SYSTEM
FIFTH FLOOR
2 2
1 OF
OCCUPANCY
PLAN
SHEET NUMBER
SHEET TITLE
FP-2
SHEETS
FILE NUMBER
DATE
B
HALF MOON BAY, CA
555 KELLY AVE.
555 KELLY 555 KELLY AVE.
7 6 5
H one-eighth inch = one foot
A
8 one-half inch = one foot three-eighths inch = one foot one-quarter inch = one foot B
C
D three-quarters inch = one foot
E
F one inch = one foot
G
2 FIRST FLOOR - PIPING PLAN
1/8" = 1'-0"
WATER FLOW INFORMATION
HYDRAULIC DESIGN CRITERIA
2890 North Main Street
Suite 210
Walnut Creek, CA 94597 PRELIMINARY SPRINKLER DESIGN FOR FIRE PUMP DETERMINATION 925-979-9993
CALCULATIONS DEMONSTRATE THAT
A FIRE PUMP IS NOT NECESSARY TO
ACHIEVE THE REQUIRED FIRE
SPRINKLER WATER PRESSURE
UP DN GARAGE 6,134 SF 307 SF ELECTRICAL ROOM STAIR 2 127 SF 72 SF ELEVATOR 2,661 SF ALAS RESOURCE CENTER 267 SF BOILER ROOM TRASH 857 SF TRASH 142 SF 93 SF RESTROOM 84 SF IDF ROOM 399 SF BIKE STORAGE STAIR 1 236 SF 198 SF CONFERENCE COPY 112 SF OFFICE 109 SFWAITING 200 SF LOBBY 737 SF OFFICE 154 SF 4.8% -5 1/2" 0" 0" -2' - 11" 4.5% -4 1/2" 4.7% -3' - 0" 0" 4.1% 1 2 3 4 5 6 7 8 9 10 11
12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28
Project:
Client:
JOB #:
SCALE:
DATE: 1.22.2024
555 KELLY
555 KELLY AVE,
HALF MOON BAY, CA 94019
1256 MARKET STREET,
SAN FRANCISCO, CA 94102
BKF ENGINEERS
150 CALIFORNIA STREET, SUITE 600,
SAN FRANCISCO, CA 94111
JETT LANDSCAPE
ARCHITECTURE + DESIGN
2 THEATER SQUARE, SUITE 218,
ORINDA, CA 94563
221803
CIVIL ENGINEERING
LANDSCAPE ARCHITECT
ID DATE NAME
STEINBERG HART
333 W SAN CARLOS STREET, #1000
SAN JOSE, CA 95110-017
TENANT IMPROVEMENT ARCHITECT
555 KELLY AVENUE
ENTITLEMENT PLANS
HALF MOON BAY, SAN MATEO COUNTY, CALIFORNIA
ABBREVIATIONS NOTES
ARCHITECT
CIVIL ENGINEER
ENGINEER'S STATEMENT
ZONING:
UTILITIES
LOCATION MAP KEY MAP
SYMBOLS & LEGEND
BENCHMARK
BASIS OF BEARINGS
TOPOGRAPHIC NOTES
”
FLOOD ZONE RATING:
& ABBREVIATIONS
N/A
C1.0
NOTES, LEGEND,
SHEET INDEX
SHEET NO. SHEET TITLE
52 PM 77
55 PM 33 KELLY AVE
Project:
Client:
JOB #:
SCALE:
DATE: 1.22.2024
555 KELLY
555 KELLY AVE,
HALF MOON BAY, CA 94019
1256 MARKET STREET,
SAN FRANCISCO, CA 94102
BKF ENGINEERS
150 CALIFORNIA STREET, SUITE 600,
SAN FRANCISCO, CA 94111
JETT LANDSCAPE
ARCHITECTURE + DESIGN
2 THEATER SQUARE, SUITE 218,
ORINDA, CA 94563
221803
CIVIL ENGINEERING
LANDSCAPE ARCHITECT
ID DATE NAME
STEINBERG HART
333 W SAN CARLOS STREET, #1000
SAN JOSE, CA 95110-017
TENANT IMPROVEMENT ARCHITECT
1"=20'
C3.0
PARCELIZATION PLAN
UP DN GARAGE 6,134 SF 307 SF ELECTRICAL ROOM STAIR 2 127 SF 72 SF ELEVATOR 2,661 SF ALAS RESOURCE CENTER 267 SF BOILER ROOM TRASH 857 SF TRASH 142 SF 93 SF RESTROOM 84 SF IDF ROOM 399 SF BIKE STORAGE STAIR 1 236 SF 198 SF CONFERENCE COPY 112 SF OFFICE 109 SFWAITING 200 SF LOBBY 737 SF OFFICE 154 SF 4.8% -5 1/2" 0" 0" -2' - 11" 4.5% -4 1/2" 4.7% MAILBOX -3' - 0" 0" 4.1% EVCS DN DN DN DN 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28
52 PM 77
55 PM 33 KELLY AVE
Project:
Client:
JOB #:
SCALE:
DATE: 1.22.2024
555 KELLY
555 KELLY AVE,
HALF MOON BAY, CA 94019
1256 MARKET STREET,
SAN FRANCISCO, CA 94102
BKF ENGINEERS
150 CALIFORNIA STREET, SUITE 600,
SAN FRANCISCO, CA 94111
JETT LANDSCAPE
ARCHITECTURE + DESIGN
2 THEATER SQUARE, SUITE 218,
ORINDA, CA 94563
221803
CIVIL ENGINEERING
LANDSCAPE ARCHITECT
ID DATE NAME
STEINBERG HART
333 W SAN CARLOS STREET, #1000
SAN JOSE, CA 95110-017
TENANT IMPROVEMENT ARCHITECT
PARCELIZATION PLAN
1"=20'
C3.1
PROPOSED
UP DN GARAGE 6,134 SF 307 SF ELECTRICAL ROOM STAIR 2 127 SF 72 SF ELEVATOR 2,661 SF ALAS RESOURCE CENTER 267 SF BOILER ROOM TRASH 857 SF TRASH 142 SF 93 SF RESTROOM 84 SF IDF ROOM 399 SF BIKE STORAGE STAIR 1 236 SF 198 SF CONFERENCE COPY 112 SF OFFICE 109 SFWAITING 200 SF LOBBY 737 SF OFFICE 154 SF 4.8% -5 1/2" 0" 0" -2' - 11" 4.5% -4 1/2" 4.7% MAILBOX -3' - 0" 0" 4.1% EVCS DN DN DN DN 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28
52 PM 77
55 PM 33 KELLY AVE
Project:
Client:
JOB #:
SCALE:
DATE: 1.22.2024
555 KELLY
555 KELLY AVE,
HALF MOON BAY, CA 94019
1256 MARKET STREET,
SAN FRANCISCO, CA 94102
BKF ENGINEERS
150 CALIFORNIA STREET, SUITE 600,
SAN FRANCISCO, CA 94111
JETT LANDSCAPE
ARCHITECTURE + DESIGN
2 THEATER SQUARE, SUITE 218,
ORINDA, CA 94563
221803
CIVIL ENGINEERING
LANDSCAPE ARCHITECT
ID DATE NAME
STEINBERG HART
333 W SAN CARLOS STREET, #1000
SAN JOSE, CA 95110-017
TENANT IMPROVEMENT ARCHITECT
SITE PLAN
1"=20'
C4.0
PRELIMINARY
UP DN GARAGE 6,134 SF 307 SF ELECTRICAL ROOM STAIR 2 127 SF 72 SF ELEVATOR 2,661 SF ALAS RESOURCE CENTER 267 SF BOILER ROOM TRASH 857 SF TRASH 142 SF 93 SF RESTROOM 84 SF IDF ROOM 399 SF BIKE STORAGE STAIR 1 236 SF 198 SF CONFERENCE COPY 112 SF OFFICE 109 SFWAITING 200 SF LOBBY 737 SF OFFICE 154 SF 4.8% -5 1/2" 0" 0" -2' - 11" 4.5% -4 1/2" 4.7% MAILBOX -3' - 0" 0" 4.1% EVCS DN DN DN DN
1 2 3 4 5 6 7 8 9 10 11
12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28
FF 65.70
FF 63.30
52 PM 77
55 PM 33 KELLY AVE
NOTES:
PRELIMINARY EARTHWORK QUANTITIES
NOTES:
Project:
Client:
JOB #:
SCALE:
DATE: 1.22.2024
555 KELLY
555 KELLY AVE,
HALF MOON BAY, CA 94019
1256 MARKET STREET,
SAN FRANCISCO, CA 94102
BKF ENGINEERS
150 CALIFORNIA STREET, SUITE 600,
SAN FRANCISCO, CA 94111
JETT LANDSCAPE
ARCHITECTURE + DESIGN
2 THEATER SQUARE, SUITE 218,
ORINDA, CA 94563
221803
CIVIL ENGINEERING
LANDSCAPE ARCHITECT
ID DATE NAME
STEINBERG HART
333 W SAN CARLOS STREET, #1000
SAN JOSE, CA 95110-017
TENANT IMPROVEMENT ARCHITECT
GRADING PLAN
1"=20'
C5.0
PRELIMINARY
SCALE: 1" = 10'
SECTION A PROFILE
SCALE: 1" = 10'
SECTION B PROFILE
Project:
Client:
JOB #:
SCALE:
DATE: 1.22.2024
555 KELLY
555 KELLY AVE,
HALF MOON BAY, CA 94019
1256 MARKET STREET,
SAN FRANCISCO, CA 94102
BKF ENGINEERS
150 CALIFORNIA STREET, SUITE 600,
SAN FRANCISCO, CA 94111
JETT LANDSCAPE
ARCHITECTURE + DESIGN
2 THEATER SQUARE, SUITE 218,
ORINDA, CA 94563
221803
CIVIL ENGINEERING
LANDSCAPE ARCHITECT
ID DATE NAME
STEINBERG HART
333 W SAN CARLOS STREET, #1000
SAN JOSE, CA 95110-017
TENANT IMPROVEMENT ARCHITECT
1"=20'
C5.1
CROSS SECTIONS
UP DN GARAGE 6,134 SF 307 SF ELECTRICAL ROOM STAIR 2 127 SF 72 SF ELEVATOR 2,661 SF ALAS RESOURCE CENTER 267 SF BOILER ROOM TRASH 857 SF TRASH 142 SF 93 SF RESTROOM 84 SF IDF ROOM 399 SF BIKE STORAGE STAIR 1 236 SF 198 SF CONFERENCE COPY 112 SF OFFICE 109 SFWAITING 200 SF LOBBY 737 SF OFFICE 154 SF 4.8% -5 1/2" 0" 0" -2' - 11" 4.5% -4 1/2" 4.7% MAILBOX -3' - 0" 0" 4.1% EVCS DN DN DN DN 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28
52 PM 77
55 PM 33 KELLY AVE
WATER SERVICE NOTES: ···········
Project:
Client:
JOB #:
SCALE:
DATE: 1.22.2024
555 KELLY
555 KELLY AVE,
HALF MOON BAY, CA 94019
1256 MARKET STREET,
SAN FRANCISCO, CA 94102
BKF ENGINEERS
150 CALIFORNIA STREET, SUITE 600,
SAN FRANCISCO, CA 94111
JETT LANDSCAPE
ARCHITECTURE + DESIGN
2 THEATER SQUARE, SUITE 218,
ORINDA, CA 94563
221803
CIVIL ENGINEERING
LANDSCAPE ARCHITECT
ID DATE NAME
STEINBERG HART
333 W SAN CARLOS STREET, #1000
SAN JOSE, CA 95110-017
TENANT IMPROVEMENT ARCHITECT
UTILITY PLAN
1"=20'
C6.0
PRELIMINARY
KELLY AVE 1 2 3 4 5 6 7 8 9 10 11
12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28
DMA 1
DMA 2
DMA 3
DMA 5
DMA 6
DMA 8
DMA 7
DMA 9
DMA 4
DMA 11
DMA 10
DMA 7
LEGEND
NOTES:
DMA 1
Project:
Client:
JOB #:
SCALE:
DATE: 1.22.2024
555 KELLY
555 KELLY AVE,
HALF MOON BAY, CA 94019
1256 MARKET STREET,
SAN FRANCISCO, CA 94102
BKF ENGINEERS
150 CALIFORNIA STREET, SUITE 600,
SAN FRANCISCO, CA 94111
JETT LANDSCAPE
ARCHITECTURE + DESIGN
2 THEATER SQUARE, SUITE 218,
ORINDA, CA 94563
221803
CIVIL ENGINEERING
LANDSCAPE ARCHITECT
ID DATE NAME
STEINBERG HART
333 W SAN CARLOS STREET, #1000
SAN JOSE, CA 95110-017
TENANT IMPROVEMENT ARCHITECT
STORMWATER
1"=20'
C7.0
CONTROL PLAN
PRELIMINARY
Project:
Client:
JOB #:
SCALE:
DATE: 1.22.2024
555 KELLY
555 KELLY AVE,
HALF MOON BAY, CA 94019
1256 MARKET STREET,
SAN FRANCISCO, CA 94102
BKF ENGINEERS
150 CALIFORNIA STREET, SUITE 600,
SAN FRANCISCO, CA 94111
JETT LANDSCAPE
ARCHITECTURE + DESIGN
2 THEATER SQUARE, SUITE 218,
ORINDA, CA 94563
221803
CIVIL ENGINEERING
LANDSCAPE ARCHITECT
ID DATE NAME
STEINBERG HART
333 W SAN CARLOS STREET, #1000
SAN JOSE, CA 95110-017
TENANT IMPROVEMENT ARCHITECT
NTS
C8.0
DETAILS
Project:
Client:
JOB #:
SCALE:
DATE: 1.22.2024
555 KELLY
555 KELLY AVE,
HALF MOON BAY, CA 94019
1256 MARKET STREET,
SAN FRANCISCO, CA 94102
BKF ENGINEERS
150 CALIFORNIA STREET, SUITE 600,
SAN FRANCISCO, CA 94111
JETT LANDSCAPE
ARCHITECTURE + DESIGN
2 THEATER SQUARE, SUITE 218,
ORINDA, CA 94563
221803
CIVIL ENGINEERING
LANDSCAPE ARCHITECT
ID DATE NAME
STEINBERG HART
333 W SAN CARLOS STREET, #1000
SAN JOSE, CA 95110-017
TENANT IMPROVEMENT ARCHITECT
NTS
C8.1
DETAILS
Project:
Client:
JOB #:
SCALE:
DATE:
555 KELLY
555 KELLY AVE,
HALF MOON BAY, CA 94019
1256 MARKET STREET,
SAN FRANCISCO, CA 94102
2236
ID DATE NAME
BKF ENGINEERS
150 CALIFORNIA STREET, SUITE 600,
SAN FRANCISCO, CA 94111
JETT LANDSCAPE
ARCHITECTURE + DESIGN
2 THEATER SQUARE, SUITE 218,
ORINDA, CA 94563
STEINBERG HART
333 W SAN CARLOS STREET, #1000
SAN JOSE, CA 95110-017
CIVIL ENGINEERING
LANDSCAPE ARCHITECT
TENANT IMPROVEMENT ARCHITECT
L-1
PRELIMINARY
LANDSCAPE
PLAN - GROUND
FLOOR
STREET TREES BIKE RACKS
04/10/24
TRASH ENCLOSURE WITH
PLANTING BUFFER
BIORETENTION PLANTER, TYP
STAIRS
TRANSFORMER
NEW STREET TREE, SEE SHEET
L-3 FOR PLANT PALETTE
BIKE RACK, TYP OF 3
CITY STANDARD CONCRETE
SIDEWALK, 5’-0” WIDE
EXISTING TREE TO REMAIN,
SEE SHEET L-4
PLANTER STRIP, 4’-6” WIDE
PRECEDENT IMAGERY
L-1 PRELIMINARY LANDSCAPE PLAN - GROUND FLOOR
L-2 PRELIMINARY LANDSCAPE PLAN - PODIUM
L-3 PLANT PALETTE, IMAGERY, AND WATER USE CALCULATIONS
L-4 TREE REPLACEMENT PLAN
SHEET LIST
1” = 20’-0”
ADA CURB RAMP AT
CROSSWALK, SCD
IRRIGATION POINT OF
CONNECTION
NEW TREES AND PLANTING AT MODIFIED
PARKING LOT, SEE L-3 FOR PLANT PALETTE.
TO PROMOTE ROOT GROWTH, TREES
IN NARROW PLANTER TO RECEIVE AN
ENGINEERED SOIL MIX AT BASE AND
BELOW ADJACENT PROPOSED ASPHALT.
Project:
Client:
JOB #:
SCALE:
DATE:
555 KELLY
555 KELLY AVE,
HALF MOON BAY, CA 94019
1256 MARKET STREET,
SAN FRANCISCO, CA 94102
2236
ID DATE NAME
BKF ENGINEERS
150 CALIFORNIA STREET, SUITE 600,
SAN FRANCISCO, CA 94111
JETT LANDSCAPE
ARCHITECTURE + DESIGN
2 THEATER SQUARE, SUITE 218,
ORINDA, CA 94563
STEINBERG HART
333 W SAN CARLOS STREET, #1000
SAN JOSE, CA 95110-017
CIVIL ENGINEERING
LANDSCAPE ARCHITECT
TENANT IMPROVEMENT ARCHITECT
L-2
PRELIMINARY
LANDSCAPE
PLAN - PODIUM
VEGGIE GARDEN PLANTERS COUNTER SEATING
RAISED PLANTER WITH SPECIMEN TREE
GRAVEL-SET CONCRETE PAVERS
TOT LOT WITH SYNTHETIC TURF SURFACING
SEMI-CUSTOM PLAYHOUSE/
READING NOOK
INFILL THAT STANDS THE TEST OF TIME
Redefining Your Landscape
“
My kids are constantly
in and out of the yard,
so the anti-microbial
infill is helpful in
keeping germs at a
minimum for all of us.
- Sarah B., Homeowner
Envirofill® makes artificial turf look and feel great. It’s tough enough for any application, and it’s completely safe.
Envirofill is American-made using non-toxic components. No wonder it’s the favorite of landscape experts for everything from playgrounds and putting greens to residential lawns and pet areas.
A different kind of infill. Envirofill is composed of naturally occurring sand found only in the Hickory Formation of central Texas. Its highly-rounded quartz core resists compression so it doesn’t compact over the life of the turf.
It’s cleaner. Microban® antimicrobial protection is infused into Envirofill during the manufacturing process to help prevent the growth of bacteria, mold, and mildew that can cause stains, odors, and product deterioration.
Sustainable. Because of its superior durability, Envirofill’s coating and color are warrantied for 16 years. When your turf wears out and needs replacement, Envirofill has the potential to be reused in your new turf.
Easy installation. With its texturized thatch layers, landscape turf can be very dense and difficult to infill. Because of Envirofill’s rounded shape, uniform size, and smooth surface, it quickly settles down into the turf-saving you time, effort, and aggravation.
Benefits
Envirofill’s exclusive partnership with Microban provides an added level of antimicrobial protection for the lifetime of your infill. “
Contact us today at: 800.548.0402 www.envirofilllandscape.com 0418
04/10/24
SEMI-CUSTOM PLAYHOUSE
PRECEDENT IMAGERY
THERMAL & OVERALL SAFETY OF SPECIFIED SYNTHETIC TURF SURFACING INFORMATION MANUFACTURER: FOREVERLAWN PLAYGROUND GRASS
SALES REPRESENTATIVE: ROSS RECREATION EQUIPMENT
FOREVERLAWN’S ARTIFICIAL PLAYGROUND GRASS DOES NOT USE RUBBER MATERIALS IN ANY PORTION OF THE MATERIAL CONSTRUCTION; THE FALL ATTENUATING LAYER IS A EPP FOAM PRODUCT (SAFETYFOAM) THAT IS HIGHLY DURABLE AND DESIGNED TO HOLD UP IN OUTDOOR ENVIRONMENTS. WHILE FOREVERLAWN DOES OFFER A CRUMB RUBBER INFILL, ROSS RECREATION DOES NOT OFFER THIS VERSION OF THE SYSTEM AND HAS COMMITTED TO A RUBBERFREE TURF EXPERIENCE BY USING EITHER NON-INFILL SOLUTIONS OR ENVIROFILL INFILL ONLY ON PROJECTS THAT WE SELL.
IN ADDITION TO BEING A CLEANER AND MORE SUSTAINABLE OPTION, ENVIROFILL INFILL IS 30% COOLER THAN CRUMB RUBBER. THERE’S NO DOUBT THAT ARTIFICIAL GRASS CAN HEAT UP UNDER HIGH TEMPERATURE EXPOSURE BUT WHAT MAKES IT DIFFERENT AND SUPERIOR FROM SOMETHING LIKE POUREDIN-PLACE RUBBER SURFACING IS THAT THE FOREVERLAWN GRASS DISSIPATES HEAT QUICKLY. PRACTICALLY SPEAKING IF YOU WERE TO WALK UP TO A
PLAYGROUND ON A HOT DAY WITH POURED-IN-PLACE RUBBER AND COVER THE RUBBER SURFACING, THE RUBBER WOULD HOLD THE HEAT WHEREAS IF YOU WERE TO DO THE SAME TO GRASS, THE HEAT WOULD IMMEDIATELY START TO DISSIPATE – THIS CAN BE EASILY EXPERIENCED IF YOU TAKE A BOOK OR OTHER OBJECT AND SET IT ON TOP OF SURFACING AND THEN RUN YOUR HAND OVER IT AFTER A FEW MINUTES.
FOREVERLAWN HAS PIONEERED SYNTHETIC PLAYGROUND TURF SOLELY FOR PLAYGROUND USE, A STRATEGY UNIQUE TO FOREVERLAWN AS OTHER SYNTHETIC TURF PROVIDERS USE THEIR PRODUCTS UNIVERSALLY ACROSS ALL TURF APPLICATIONS. FOREVERLAWN PLAYGROUND GRASS VOLUNTARILY EXCEEDS HEAD INJURY CRITERION (HIC) RECOMMENDATIONS, MEETS AND EXCEEDS THE ASTM FALL HEIGHT REQUIREMENTS FOR UP TO 15 FEET, AND CAN BE COMBINED WITH SAFETYFOAM TO PROVIDE THE MOST EFFECTIVE IMPACT SAFETY AVAILABLE ON THE MARKET. THOUGH IT DOESN’T MATCH THE SPECIFIC HEAT CAPACITY OF
TRADITIONAL GRASS SURFACING, FOREVERLAWN SYNTHETIC TURF HAS A HIGHER SPECIFIC HEAT THAN MOST OTHER PLAYGROUND SURFACING MEANING IT WILL HEAT UP SLOWER AND STAY COOLER IN THE SUN.
PREFABRICATED POT, TYP
VEGGIE GARDEN PLANTERS,
VARIED HEIGHTS, TYP
BAR WITH COUNTER SEATING
RAISED PLANTER WITH WALL LIGHTS
AND SPECIMEN TREE
COMMUNAL DINING TABLES
GRAVEL-SET CONCRETE PAVERS
SHADE STRUCTURE
WITH SHIELDED
STRING LIGHTS
TOT LOT WITH SYNTHETIC TURF SURFACING
LOW VEGGIE GARDEN PLANTER
WITH BUILT-IN BENCH
1” = 10’-0”
Project:
Client:
JOB #:
SCALE:
DATE:
555 KELLY
555 KELLY AVE,
HALF MOON BAY, CA 94019
1256 MARKET STREET,
SAN FRANCISCO, CA 94102
2236
ID DATE NAME
BKF ENGINEERS
150 CALIFORNIA STREET, SUITE 600,
SAN FRANCISCO, CA 94111
JETT LANDSCAPE
ARCHITECTURE + DESIGN
2 THEATER SQUARE, SUITE 218,
ORINDA, CA 94563
STEINBERG HART
333 W SAN CARLOS STREET, #1000
SAN JOSE, CA 95110-017
CIVIL ENGINEERING
LANDSCAPE ARCHITECT
TENANT IMPROVEMENT ARCHITECT
L-3
PLANT PALETTE,
IMAGERY, AND
WATER USE
CALCULATIONS
PRELIMINARY WATER USE CALCULATIONS
REFERENCE ANNUAL ETO FOR: HALF MOON BAY 33.8
ET ADJUSTMENT FACTOR 0.55
ET ADJ FACTOR PER MWELO & CALGREEN:
0.80= EXISTING NON-REHABILITATED LANDSCAPE, 0.65=
SCHOOL
0.55= RESIDENTIAL, 0.45= NON-RESIDENTIAL
SLA ADDITIONAL
WATER ALLOWANCE
(1.0-ETAF)
0.45 HYDROZONE WUCOLS IV
PLANT FACTOR (PF)
IRR METHOD
DRIP & BUBB.: 0.81 SPRAY & ROTOR: 0.75
IRRIGATION
EFFICIENCY (IE)
ETAFZ
(PF/IE)
LANDSCAPE
AREA (SQ FT)
ETAFZ x
AREA
ESTIMATED TOTAL
WATER USE (ETWU)
GROUND FLOOR TREES 0.6 B 0.81 0.74 72 53.33 19.84
GROUND FLOOR
PLANTING 0.3 D 0.81 0.37 1615 598.15 111.26
GROUND FLOOR
STORMWATER 0.3 D 0.81 0.37 335 124.07 23.08
PARKING LOT TREES 0.6 B 0.81 0.74 216 160.00 3352.96
PARKING LOT PLANTING 0.3 D 0.81 0.37 1250 462.96 86.11
PODIUM TREES 0.6 B 0.81 0.74 36 26.67 7.44
PODIUM PLANTING 0.3 D 0.81 0.37 45 16.67 3.10
PODIUM STORMWATER 0.3 D 0.81 0.37 185 68.52 12.74
- 0 D 0.81 0.00 0 0.00 0.00
TOTAL 3754.00 1510.37 3,616.53
SPECIAL LANDSCAPE AREAS
PODIUM VEGETABLE GARDEN 0 175 0.00 0.00
-- 0 0 0.00 0.00
TOTAL 175 0.00 0.00
TOTAL LANDSCAPE AREA (LA + SLA) 3,929.00
TOTAL ETWU TOTAL ETWU ALL AREAS (SLA AND REGULAR LA) TOTAL ETWU 3,616.53 MAWA (ANNUAL ETO)(0.62 CONVERSION FACTOR) [(ET ADJUSTMENT FACTOR)(TOTAL LANDSCAPE AREA) + (1-ETAF)*SLA))] MAWA 46,935.15 AVERAGE ETAF SUM(ETAFZ X AREA) / TOTAL AREA (AVERAGE ETAF AS DESIGNED, EXCLUSIVE OF SLAS) 0.40 SITEWIDE ETAF TOTAL ETAF X AREA / TOTAL LANDSCAPE AREA (INCLUDES SLAS) 0.38
IRRIGATION AREA BY
LOCATION
LOCATION SF
PARKING LOT 1466
PLANTER STRIP ALONG
KELLY 415
ON-SITE PLANTING 1607
PODIUM COURTYARD 441
TOTAL: 3929
METROSIDEROS EXCELSA
NEW ZEALAND CHRISTMAS TREE
ACHILLEA SP
YARROW
LIMONIUM PEREZII
STATICE
DIETES VEGATA ‘VARIEGATA’
STRIPED FORTNIGHT LILY
ROSA ‘SEA FOAM’
GROUNDCOVER ROSE
ANIGOZANTHOS ‘AMBER VELVET’
KANGAROO PAW
MYRICA CALIFORNICA
PACIFIC WAX MYRTLE
DODONAEA VISCOSA ‘PURPUREA’
PURPLE HOP-BUSH
SALVIA CLEVELANDII
CLEVELAND SAGE
ARBUTUS UNEDO ‘MARINA’
MARINA STRAWBERRY TREE
ARCTOSTAPHYLOS ‘HOWARD
MCMINN’
HOWARD MCMINN MANZANITA
PHORMIUM HYBRID
NEW ZEALAND FLAX
HEMEROCALLIS HYBRID
EVERGREEN DAYLILY
MUHLENBERGIA DUBIA
PINE MUHLY
LOPHOSTEMON CONFERTUS
BRISBANE BOX
OLEA EUROPAEA ‘SWAN HILL’
FRUITLESS OLIVE
CHONDROPETALUM TECTORUM
CAPE RUSH
PITTOSPORUM ‘WHEELERS DWARF’
DWARF MOCK ORANGE
LANTANA HYBRID
LANTANA
MUHLENBERGIA RIGENS
DEER GRASS
COTONEASTER D. ‘CORAL BEAUTY’
COTONEASTER
RHAMNUS ‘MOUND SAN BRUNO’
COFFEEBERRY
LEUCODENDRON ‘JESTER’
SUNSHINE CONEBUSH
ARCTOSTAPHYLOS EDMUNSII
‘EMERALD CARPET’
EMERALD CARPET MANZANITA
CISTUS PULVERULENTUS ‘SUNSET’
MAGENTA ROCKROSE
GREVILLEA ‘COASTAL GEM’
COASTAL GEM GREVILLEA
CAREX TUMULICOLA
BERKELEY SEDGE
LOMANDRA LONGIFOLIA ‘BREEZE’
DWARF MAT RUSH
SISYRINCHIUM BELLUM
BLUE-EYED GRASS
ARBUTUS MENZIESII
PACIFIC MADRONE
04/10/24
PLANT IMAGERY
1. THESE PLAN SHALL COMPLY WITH THE REQUIREMENTS OF THE STATE OF CALIFORNIA’S MODEL WATER EFFICIENT LANDSCAPE ORDINANCE (MWELO), AND THE CITY OF HALF MOON BAY DESIGN GUIDELINES.
2. THE IRRIGATION SYSTEM SHALL BE DESIGNED TO PROVIDE THE MINIMUM AMOUNT OF WATER NECESSARY TO SUSTAIN GOOD PLANT HEALTH.
3. THE IRRIGATION SYSTEM IS TO BE A FULLY AUTOMATIC, WEATHER-BASED
SYSTEM USING RAIN SENSOR, LOW FLOW DRIP AND BUBBLER DISTRIBUTION,
AND SPRINKLERS WITH MATCHED PRECIPITATION RATE NOZZLES DESIGNED FOR HEAD-TO-HEAD COVERAGE.
4. IRRIGATION CONTROLLER DO NOT LOSE PROGRAMMING DATA WHEN POWER SOURCE IS INTERRUPTED.
5. ALL SELECTED COMPONENTS SHALL BE PERMANENT, COMMERCIAL
GRADE, SELECTED FOR DURABILITY, VANDAL RESISTANCE, AND MINIMUM MAINTENANCE REQUIREMENT.
6. THE SYSTEM SHALL INCLUDE A MANUAL SHUT-OFF VALVE, PRESSURE
REGULATOR, MASTER CONTROL VALVE, AND FLOW SENSING CAPABILITY
WHICH WILL SHUT DOWN ALL OR PART OF THE SYSTEM IF LEAKS ARE DETECTED.
7. THE IRRIGATION SYSTEM SHALL BE DESIGNED TO DELIVER WATER TO
HYDROZONES BASED ON MOISTURE REQUIREMENTS OF THE PLANT
GROUPING.
IRRIGATION DESIGN INTENT
PLANTING DESIGN INTENT
1. ALL TREES WITHIN 5’ OF PAVEMENT SHALL USE TREE ROOT BARRIERS.
2. THE PLANTING DESIGN SHALL UTILIZE A VARIETY OF MEDITERRANEAN-STYLE,
NATIVE, AND DROUGHT-TOLERANT PLANT SPECIES TO CREATE LAYERS OF COLOR AND TEXTURE TO COMPLEMENT THE ARCHITECTURE AND SETTING.
3. PLANT SPECIES SHALL BE SELECTED BASED ON LOCAL CLIMATE SUITABILITY,
DISEASE AND PEST RESISTANCE, AND WATER-USE AS LISTED IN THE STATE OF CALIFORNIA’S MODEL WATER EFFICIENT LANDSCAPE ORDINANCE (MWELO) PLANT LIST, WUCOLS IV.
4. 80% OF PLANT MATERIAL TO BE NATIVE OR LOW WATER USE AND FOLLOW MWELO GUIDELINES.
5. TURF/LAWN SHALL NOT EXCEED 10% OF THE LANDSCAPE AREA. TURF
SPECIES, IF INCLUDED, SHALL BE A FESCUE-BLEND TURF GRASS TO MINIMIZE WATER CONSUMPTION.
6. NO PLANT CONSIDERED INVASIVE IN THE REGION AS LISTED BY THE CAL-IPC WILL BE USED.
7. THE PLANTING DESIGN SHALL ALLOW FOR THE PLANTS TO REACH THEIR
NATURAL, FULL-GROWN SIZE TO ELIMINATE THE NEED FOR EXCESSIVE PRUNING OR HEDGING.
8. PLANTS SHALL BE GROUPED IN HYDROZONES BASED ON WATER USE AND NA
NOTE: ALL LOCATIONS TO RECEIVE
NEW PLANTING WILL BE IRRIGATED.
SEE IRRIGATION DESIGN INTENT NOTES
ABOVE.
Project:
Client:
JOB #:
SCALE:
DATE:
555 KELLY
555 KELLY AVE,
HALF MOON BAY, CA 94019
1256 MARKET STREET,
SAN FRANCISCO, CA 94102
2236
ID DATE NAME
BKF ENGINEERS
150 CALIFORNIA STREET, SUITE 600,
SAN FRANCISCO, CA 94111
JETT LANDSCAPE
ARCHITECTURE + DESIGN
2 THEATER SQUARE, SUITE 218,
ORINDA, CA 94563
STEINBERG HART
333 W SAN CARLOS STREET, #1000
SAN JOSE, CA 95110-017
CIVIL ENGINEERING
LANDSCAPE ARCHITECT
TENANT IMPROVEMENT ARCHITECT
L-4
TREE
REPLACEMENT
PLAN
EXISTING TREE LEGEND
SYMBOL TYPE
TREES TO BE REMOVED
TREE REPLACEMENT CHART
EXISTING HERITAGE TREES TO BE REMOVED 18
CITY HERITAGE TREE REPLACEMENT RATIO 1:1
REQUIRED NEW TREES 36
PROPOSE NEW TREES 10
NOTES:
1. PLEASE REFER TO ARBORIST REPORT FOR TREE IDENTIFICATION.
2. HERITAGE TREES AS DEFINED IN MUNICIPAL CODE 7.40.020.
A. A TREE LOCATED ON PUBLIC OR PRIVATE PROPERTY, EXCLUSIVE OF EUCALYPTUS, WITH A
TRUNK DIAMETER OF TWELVE INCHES OR MORE, OR A CIRCUMFERENCE OF AT LEAST THIRTY-EIGHT INCHES MEASURED AT FORTY-EIGHT INCHES ABOVE GROUND LEVEL.
B. A TREE OR STAND OF TREES SO DESIGNATED BY RESOLUTION OF THE CITY COUNCIL BASED ON
ITS FINDING OF SPECIAL HISTORICAL, ENVIRONMENTAL OR AESTHETIC VALUE, INCLUDING A RESOLUTION ADOPTED UNDER FORMER CHAPTER 12.16.
C. A TREE LOCATED WITHIN THE PUBLIC RIGHT-OF-WAY ALONG THE ENTIRE LENGTH OF MAIN STREET OR ALONG KELLY AVENUE BETWEEN SAN BENITO STREET AND HIGHWAY 1.
2. PROPOSED REPLACEMENT TREES TO BE A MINIMUM 24" BOX CONTAINER SIZE (SECTION 7.40.060)
3. PLEASE REFER TO SHEETS L-1 AND L-2 FOR LOCATIONS OF PROPOSED TREES.
EXISTING TREE LEGEND
SYMBOL TYPE
TREES TO BE REMOVED
TREE REPLACEMENT CHART
EXISTING HERITAGE TREES TO BE REMOVED 18
CITY HERITAGE TREE REPLACEMENT RATIO 1:1
REQUIRED NEW TREES 36
PROPOSE NEW TREES 10
NOTES:
1. PLEASE REFER TO ARBORIST REPORT FOR TREE IDENTIFICATION.
2. HERITAGE TREES AS DEFINED IN MUNICIPAL CODE 7.40.020.
A. A TREE LOCATED ON PUBLIC OR PRIVATE PROPERTY, EXCLUSIVE OF EUCALYPTUS, WITH A
TRUNK DIAMETER OF TWELVE INCHES OR MORE, OR A CIRCUMFERENCE OF AT LEAST THIRTY-EIGHT INCHES MEASURED AT FORTY-EIGHT INCHES ABOVE GROUND LEVEL.
B. A TREE OR STAND OF TREES SO DESIGNATED BY RESOLUTION OF THE CITY COUNCIL BASED ON
ITS FINDING OF SPECIAL HISTORICAL, ENVIRONMENTAL OR AESTHETIC VALUE, INCLUDING A RESOLUTION ADOPTED UNDER FORMER CHAPTER 12.16.
C. A TREE LOCATED WITHIN THE PUBLIC RIGHT-OF-WAY ALONG THE ENTIRE LENGTH OF MAIN STREET OR ALONG KELLY AVENUE BETWEEN SAN BENITO STREET AND HIGHWAY 1.
2. PROPOSED REPLACEMENT TREES TO BE A MINIMUM 24" BOX CONTAINER SIZE (SECTION 7.40.060)
3. PLEASE REFER TO SHEETS L-1 AND L-2 FOR LOCATIONS OF PROPOSED TREES. 04/10/24
EXTENT OF
NEW BUILDING
1” = 20’-0”
UP
DN
A3.2
1 A3.2
2 A3.1
2 A3.1
1 1
A3.3
2 A3.3
1 A3.4
2 A3.4
6,134 SF
GARAGE
307 SF
ELECTRICAL ROOM
127 SF
STAIR 2
72 SF
ELEVATOR
2,658 SF
ALAS RESOURCE
CENTER
248 SF
BOILER ROOM
892 SF
TRASH
131 SF
TRASH
93 SF
RESTROOM
84 SF
IDF ROOM
399 SF
BIKE STORAGE
236 SF
STAIR 1
198 SF
CONFERENCE
112 SF
COPY
109 SF
OFFICE
200 SF
WAITING
737 SF
LOBBY
154 SF
OFFICE
CIRCULATIONCOMMONALAS RESOURCE CENTERRESIDENTIAL MANAGEMENT OFFICESERVICESPARKING
4.8%
-5 1/2"
0"
0"
-2' - 11"
4.5%
-4 1/2"
4.7%
MAILBOX
-3' - 0"
0"
4.1%
A5.0
2 EVCS
A5.0
1 KELLY AVE
DRIVE AISLE565 KELLY AVE
TED ADCOCK
COMMUNITY CENTER
A3.5
1 DN
DN
DN
DN
1.2 1.1
1.3 2
3 3
4 5.1
5.1 5.1
9.2 9.2
9.2 17
17 A5.1
54 SEE A2.7 FOR MORE INFO
1.1 RESIDENTIAL MAIN ENTRY
FLOOR PLAN KEYNOTES
1.2 ALAS RESOURCE CENTER MAIN ENTRY
2 PAD MOUNTED TRANSFORMER3
RETRACTABLE LADDER FOR FIRE FIGHTER ACCESS TO REARPODIUM AREA, SEE SHEET A1.2 FOR RETRACTABLE LADDERINFORMATION 4 TRASH ENCLOSURE FOR COMMUNITY CENTER
1.3 GARAGE VEHICULAR ENTRY5.1 IN-GROUND BIO-RETENTION PLANTER, SCD5.2 RAISED BIO-RETENTION PLANTER, SCD 6 JULIETTE BALCONY, TYP
7.1 MAIN ENTRY AWNING BELOW7.2 ALAS ENTRY AWNING BELOW
8 FIRE DEPARTMENT ACCESS LADDER PAD, TYP
10.1 DOWNSPOUT & OVERFLOW SCUPPER, DRAIN TO BIO-RETENTION PLANTER BELOW, SCD
9.1 INTERNAL ROOF DRAIN AND SUMP, DRAIN TO BIO-RETNTION PLANTER BELOW, SCD
10.2 DOWNSPOUT FROM ROOF ABOVE, DRAIN TO BIO-RETENTION PLANTER BELOW, SCD
9.2 INTERNAL ROOF DRAIN OUTLET, DRAIN TO BIO-RETENTION PLANTER, SCD
12.1 ROOF ACCESS HATCH
11 ALTERNATING TREAD STAIRS
12.2 ROOF HATCH ABOVE, SHOWN DASHED
13 PERMANENTLY INSTALLED ROOF ACCESS LADDER14 ROOF MAINTENANCE ACCESS DOOR15 UNIT STORAGE BELOW, SHOWN IN DASH, NO PHOTOVOLTAIC PANEL IN THIS AREA16 PHOTOVOLTAIC PANEL17 STANDPIPE18 METAL SUNSHADE Project:Client:
JOB #:SCALE:
DATE:
As indicated
555 KELLY
555 KELLY AVE,
HALF MOON BAY, CA 94019
1256 MARKET STREET,
SAN FRANCISCO, CA 94102
1ST FLOOR PLAN
BKF ENGINEERS150 CALIFORNIA STREET, SUITE 600,SAN FRANCISCO, CA 94111JETT LANDSCAPEARCHITECTURE + DESIGN2 THEATER SQUARE, SUITE 218,ORINDA, CA 94563KPFF45 FREMONT ST 28TH FLOOR,SAN FRANCISCO, CA 94105 2236
A2.1
07/03/23
CIVIL ENGINEERINGLANDSCAPE ARCHITECTSTRUCTURAL ENGINEER A2.1 SCALE: 1/8" = 1'-0"
1 1ST FLOOR PLAN
ID DATE NAME
01/19/24 ENTITLEMENT SET -
RESUBMITTAL #1
STEINBERG HART333 W SAN CARLOS STREET, #1000SAN JOSE, CA 95110-017TENANT IMPROVEMENT ARCHITECT UP
UP
DN
A3.2
1 A3.2
2 A3.1
2 A3.1
1 1
A3.3
2 A3.3
1 A3.4
2 A3.4
747 SF
UNIT 2B
811 SF
UNIT 2A
840 SF
COMMUNITY ROOM
545 SF
UNIT 1A.1
518 SF
UNIT 1A.2
546 SF
UNIT 1A.3
530 SF
UNIT 1A.2 545 SF
UNIT 1A.1
596 SF
UNIT 1C
608 SF
UNIT 1B
384 SF
LAUNDRY
98 SF
TRASH
265 SF
MAINTENANCE
72 SF
ELEVATOR
174 SF
STAIR 1
1,476 SF
CORRIDOR
141 SF
STAIR 2
46 SF
JANITOR
A5.0
2 A5.0
1 COURTYARD, SLD
1 BR2 BRCIRCULATIONCOMMONSERVICES
5.2 5.2
5.2 5.2
3 3
7.2 6 7.1
6 8
8 8
8 8
8 10.210.2
10.2 10.210.210.2
6 6
17 17
A5.1
54 18 18
1.1 RESIDENTIAL MAIN ENTRY
FLOOR PLAN KEYNOTES
1.2 ALAS RESOURCE CENTER MAIN ENTRY
2 PAD MOUNTED TRANSFORMER3
RETRACTABLE LADDER FOR FIRE FIGHTER ACCESS TO REARPODIUM AREA, SEE SHEET A1.2 FOR RETRACTABLE LADDERINFORMATION 4 TRASH ENCLOSURE FOR COMMUNITY CENTER
1.3 GARAGE VEHICULAR ENTRY5.1 IN-GROUND BIO-RETENTION PLANTER, SCD5.2 RAISED BIO-RETENTION PLANTER, SCD 6 JULIETTE BALCONY, TYP
7.1 MAIN ENTRY AWNING BELOW7.2 ALAS ENTRY AWNING BELOW
8 FIRE DEPARTMENT ACCESS LADDER PAD, TYP
10.1 DOWNSPOUT & OVERFLOW SCUPPER, DRAIN TO BIO-RETENTION PLANTER BELOW, SCD
9.1 INTERNAL ROOF DRAIN AND SUMP, DRAIN TO BIO-RETNTION PLANTER BELOW, SCD
10.2 DOWNSPOUT FROM ROOF ABOVE, DRAIN TO BIO-RETENTION PLANTER BELOW, SCD
9.2 INTERNAL ROOF DRAIN OUTLET, DRAIN TO BIO-RETENTION PLANTER, SCD
12.1 ROOF ACCESS HATCH
11 ALTERNATING TREAD STAIRS
12.2 ROOF HATCH ABOVE, SHOWN DASHED
13 PERMANENTLY INSTALLED ROOF ACCESS LADDER14 ROOF MAINTENANCE ACCESS DOOR15 UNIT STORAGE BELOW, SHOWN IN DASH, NO PHOTOVOLTAIC PANEL IN THIS AREA16 PHOTOVOLTAIC PANEL17 STANDPIPE18 METAL SUNSHADE Project:Client:
JOB #:SCALE:
DATE:
As indicated
555 KELLY
555 KELLY AVE,
HALF MOON BAY, CA 94019
1256 MARKET STREET,
SAN FRANCISCO, CA 94102
2ND FLOOR PLAN
BKF ENGINEERS150 CALIFORNIA STREET, SUITE 600,SAN FRANCISCO, CA 94111JETT LANDSCAPEARCHITECTURE + DESIGN2 THEATER SQUARE, SUITE 218,ORINDA, CA 94563KPFF45 FREMONT ST 28TH FLOOR,SAN FRANCISCO, CA 94105 2236
A2.2
07/03/23
CIVIL ENGINEERINGLANDSCAPE ARCHITECTSTRUCTURAL ENGINEER A2.2 SCALE: 1/8" = 1'-0"
1 2ND FLOOR PLAN
ID DATE NAME
01/19/24 ENTITLEMENT SET -
RESUBMITTAL #1
STEINBERG HART333 W SAN CARLOS STREET, #1000SAN JOSE, CA 95110-017TENANT IMPROVEMENT ARCHITECT DN UP
DN
UP
A3.2
1 A3.2
2 A3.1
2 A3.1
1 1
A3.3
2 A3.3
1 A3.4
2 A3.4
747 SF
UNIT 2B
811 SF
UNIT 2A
885 SF
UNIT 2C
545 SF
UNIT 1A.1
518 SF
UNIT 1A.2
546 SF
UNIT 1A.3
530 SF
UNIT 1A.2 545 SF
UNIT 1A.1
596 SF
UNIT 1C
608 SF
UNIT 1B
611 SF
UNIT 1D
98 SF
TRASH
388 SF
UNIT STORAGE
72 SF
ELEVATOR
174 SF
STAIR 1
1,199 SF
CORRIDOR
141 SF
STAIR 2
A5.0
2 A5.0
1 1 BR2 BRCIRCULATIONCOMMONSERVICES
10.210.2
10.2 10.2
10.210.2
17 17
6 6
6 6
A5.1
513
1.1 RESIDENTIAL MAIN ENTRY
FLOOR PLAN KEYNOTES
1.2 ALAS RESOURCE CENTER MAIN ENTRY
2 PAD MOUNTED TRANSFORMER3
RETRACTABLE LADDER FOR FIRE FIGHTER ACCESS TO REARPODIUM AREA, SEE SHEET A1.2 FOR RETRACTABLE LADDERINFORMATION 4 TRASH ENCLOSURE FOR COMMUNITY CENTER
1.3 GARAGE VEHICULAR ENTRY5.1 IN-GROUND BIO-RETENTION PLANTER, SCD5.2 RAISED BIO-RETENTION PLANTER, SCD 6 JULIETTE BALCONY, TYP
7.1 MAIN ENTRY AWNING BELOW7.2 ALAS ENTRY AWNING BELOW
8 FIRE DEPARTMENT ACCESS LADDER PAD, TYP
10.1 DOWNSPOUT & OVERFLOW SCUPPER, DRAIN TO BIO-RETENTION PLANTER BELOW, SCD
9.1 INTERNAL ROOF DRAIN AND SUMP, DRAIN TO BIO-RETNTION PLANTER BELOW, SCD
10.2 DOWNSPOUT FROM ROOF ABOVE, DRAIN TO BIO-RETENTION PLANTER BELOW, SCD
9.2 INTERNAL ROOF DRAIN OUTLET, DRAIN TO BIO-RETENTION PLANTER, SCD
12.1 ROOF ACCESS HATCH
11 ALTERNATING TREAD STAIRS
12.2 ROOF HATCH ABOVE, SHOWN DASHED
13 PERMANENTLY INSTALLED ROOF ACCESS LADDER14 ROOF MAINTENANCE ACCESS DOOR15 UNIT STORAGE BELOW, SHOWN IN DASH, NO PHOTOVOLTAIC PANEL IN THIS AREA16 PHOTOVOLTAIC PANEL17 STANDPIPE18 METAL SUNSHADE Project:Client:
JOB #:SCALE:
DATE:
As indicated
555 KELLY
555 KELLY AVE,
HALF MOON BAY, CA 94019
1256 MARKET STREET,
SAN FRANCISCO, CA 94102
3RD FLOOR PLAN
BKF ENGINEERS150 CALIFORNIA STREET, SUITE 600,SAN FRANCISCO, CA 94111JETT LANDSCAPEARCHITECTURE + DESIGN2 THEATER SQUARE, SUITE 218,ORINDA, CA 94563KPFF45 FREMONT ST 28TH FLOOR,SAN FRANCISCO, CA 94105 2236
A2.3
07/03/23
CIVIL ENGINEERINGLANDSCAPE ARCHITECTSTRUCTURAL ENGINEER A2.3 SCALE: 1/8" = 1'-0"
1 3RD FLOOR PLAN
ID DATE NAME
01/19/24 ENTITLEMENT SET -
RESUBMITTAL #1
STEINBERG HART333 W SAN CARLOS STREET, #1000SAN JOSE, CA 95110-017TENANT IMPROVEMENT ARCHITECT DN UP
DN
UP
A3.2
1 A3.2
2 A3.1
2 A3.1
1 1
A3.3
2 A3.3
1 A3.4
2 A3.4
747 SF
UNIT 2B
811 SF
UNIT 2A
885 SF
UNIT 2C
545 SF
UNIT 1A.1
518 SF
UNIT 1A.2
546 SF
UNIT 1A.3
530 SF
UNIT 1A.2 545 SF
UNIT 1A.1
596 SF
UNIT 1C
608 SF
UNIT 1B
611 SF
UNIT 1D
98 SF
TRASH
388 SF
UNIT STORAGE
174 SF
STAIR 1
1,199 SF
CORRIDOR
141 SF
STAIR 2
72 SF
ELEVATOR
A5.0
2 A5.0
1 1 BR2 BRCIRCULATIONCOMMONSERVICES
10.210.2
10.2 10.2
10.210.2
17 17
6 6
6 6
A5.1
513
A5.1
2 1.1 RESIDENTIAL MAIN ENTRY
FLOOR PLAN KEYNOTES
1.2 ALAS RESOURCE CENTER MAIN ENTRY
2 PAD MOUNTED TRANSFORMER3
RETRACTABLE LADDER FOR FIRE FIGHTER ACCESS TO REARPODIUM AREA, SEE SHEET A1.2 FOR RETRACTABLE LADDERINFORMATION 4 TRASH ENCLOSURE FOR COMMUNITY CENTER
1.3 GARAGE VEHICULAR ENTRY5.1 IN-GROUND BIO-RETENTION PLANTER, SCD5.2 RAISED BIO-RETENTION PLANTER, SCD 6 JULIETTE BALCONY, TYP
7.1 MAIN ENTRY AWNING BELOW7.2 ALAS ENTRY AWNING BELOW
8 FIRE DEPARTMENT ACCESS LADDER PAD, TYP
10.1 DOWNSPOUT & OVERFLOW SCUPPER, DRAIN TO BIO-RETENTION PLANTER BELOW, SCD
9.1 INTERNAL ROOF DRAIN AND SUMP, DRAIN TO BIO-RETNTION PLANTER BELOW, SCD
10.2 DOWNSPOUT FROM ROOF ABOVE, DRAIN TO BIO-RETENTION PLANTER BELOW, SCD
9.2 INTERNAL ROOF DRAIN OUTLET, DRAIN TO BIO-RETENTION PLANTER, SCD
12.1 ROOF ACCESS HATCH
11 ALTERNATING TREAD STAIRS
12.2 ROOF HATCH ABOVE, SHOWN DASHED
13 PERMANENTLY INSTALLED ROOF ACCESS LADDER14 ROOF MAINTENANCE ACCESS DOOR15 UNIT STORAGE BELOW, SHOWN IN DASH, NO PHOTOVOLTAIC PANEL IN THIS AREA16 PHOTOVOLTAIC PANEL17 STANDPIPE18 METAL SUNSHADE Project:Client:
JOB #:SCALE:
DATE:
As indicated
555 KELLY
555 KELLY AVE,
HALF MOON BAY, CA 94019
1256 MARKET STREET,
SAN FRANCISCO, CA 94102
4TH FLOOR PLAN
BKF ENGINEERS150 CALIFORNIA STREET, SUITE 600,SAN FRANCISCO, CA 94111JETT LANDSCAPEARCHITECTURE + DESIGN2 THEATER SQUARE, SUITE 218,ORINDA, CA 94563KPFF45 FREMONT ST 28TH FLOOR,SAN FRANCISCO, CA 94105 2236
A2.4
07/03/23
CIVIL ENGINEERINGLANDSCAPE ARCHITECTSTRUCTURAL ENGINEER A2.4 SCALE: 1/8" = 1'-0"
1 4TH FLOOR PLAN
ID DATE NAME
01/19/24 ENTITLEMENT SET -
RESUBMITTAL #1
STEINBERG HART333 W SAN CARLOS STREET, #1000SAN JOSE, CA 95110-017TENANT IMPROVEMENT ARCHITECT DN
DN
A3.2
1 A3.2
2 A3.1
2 A3.1
1 1
A3.3
2 A3.3
1 A3.4
2 A3.4
486 SF
UNIT 1A.4
458 SF
UNIT 0B
382 SF
UNIT 0C
470 SF
UNIT 0B 486 SF
UNIT 1A.4
624 SF
UNIT 1E
425 SF
UNIT 0A.1
431 SF
UNIT 0A.2
98 SF
TRASH
388 SF
UNIT STORAGE
72 SF
ELEVATOR
174 SF
STAIR 1
138 SF
STAIR 2
104 SF
ELEV EQUIP
1,064 SF
CORRIDOR
1/2" / 1'-0"
1/2" / 1'-0"
1/2" / 1'-0"
1/2" / 1'-0"
1/2" / 1'-0" 1/2" / 1'-0"
1/2" / 1'-0"
1/2" / 1'-0"
1/2" / 1'-0"
302 SF
UNIT 0D
1/2" / 1'-0" 1/2" / 1'-0"
UNOCCUPIED ROOF
UNOCCUPIED ROOF
A5.0
2 A5.0
1 1/2" / 1'-0"
STUDIO1 BRCIRCULATIONCOMMONSERVICES
9.1 9.1
9.1 10.1 10.1
10.210.110.110.210.110.2
11 12.2
13 13
14 14
10.2 17
17 A5.1
513
A5.1
2 1.1 RESIDENTIAL MAIN ENTRY
FLOOR PLAN KEYNOTES
1.2 ALAS RESOURCE CENTER MAIN ENTRY
2 PAD MOUNTED TRANSFORMER3
RETRACTABLE LADDER FOR FIRE FIGHTER ACCESS TO REARPODIUM AREA, SEE SHEET A1.2 FOR RETRACTABLE LADDERINFORMATION 4 TRASH ENCLOSURE FOR COMMUNITY CENTER
1.3 GARAGE VEHICULAR ENTRY5.1 IN-GROUND BIO-RETENTION PLANTER, SCD5.2 RAISED BIO-RETENTION PLANTER, SCD 6 JULIETTE BALCONY, TYP
7.1 MAIN ENTRY AWNING BELOW7.2 ALAS ENTRY AWNING BELOW
8 FIRE DEPARTMENT ACCESS LADDER PAD, TYP
10.1 DOWNSPOUT & OVERFLOW SCUPPER, DRAIN TO BIO-RETENTION PLANTER BELOW, SCD
9.1 INTERNAL ROOF DRAIN AND SUMP, DRAIN TO BIO-RETNTION PLANTER BELOW, SCD
10.2 DOWNSPOUT FROM ROOF ABOVE, DRAIN TO BIO-RETENTION PLANTER BELOW, SCD
9.2 INTERNAL ROOF DRAIN OUTLET, DRAIN TO BIO-RETENTION PLANTER, SCD
12.1 ROOF ACCESS HATCH
11 ALTERNATING TREAD STAIRS
12.2 ROOF HATCH ABOVE, SHOWN DASHED
13 PERMANENTLY INSTALLED ROOF ACCESS LADDER14 ROOF MAINTENANCE ACCESS DOOR15 UNIT STORAGE BELOW, SHOWN IN DASH, NO PHOTOVOLTAIC PANEL IN THIS AREA16 PHOTOVOLTAIC PANEL17 STANDPIPE18 METAL SUNSHADE Project:Client:
JOB #:SCALE:
DATE:
As indicated
555 KELLY
555 KELLY AVE,
HALF MOON BAY, CA 94019
1256 MARKET STREET,
SAN FRANCISCO, CA 94102
5TH FLOOR PLAN
BKF ENGINEERS150 CALIFORNIA STREET, SUITE 600,SAN FRANCISCO, CA 94111JETT LANDSCAPEARCHITECTURE + DESIGN2 THEATER SQUARE, SUITE 218,ORINDA, CA 94563KPFF45 FREMONT ST 28TH FLOOR,SAN FRANCISCO, CA 94105 2236
A2.5
07/03/23
CIVIL ENGINEERINGLANDSCAPE ARCHITECTSTRUCTURAL ENGINEER A2.5 SCALE: 1/8" = 1'-0"
1 5TH FLOOR PLAN
ID DATE NAME
01/19/24 ENTITLEMENT SET -
RESUBMITTAL #1
STEINBERG HART333 W SAN CARLOS STREET, #1000SAN JOSE, CA 95110-017TENANT IMPROVEMENT ARCHITECT A3.2
1 A3.2
2 A3.1
2 A3.1
1 1
A3.3
2 A3.3
1 A3.4
2 A3.4
5TH FLOOR ROOF
4TH FLOOR ROOF
SEE 5TH FLOOR PLAN
4TH FLOOR ROOF
SEE 5TH FLOOR PLAN
4TH FLOOR ROOFSEE 5TH FLOOR PLAN
4TH FLOOR ROOFSEE 5TH FLOOR PLAN
4TH FLOOR ROOFSEE 5TH FLOOR PLAN
1/2" / 1'-0"
1/2" / 1'-0"
1/2" / 1'-0"
1/2" / 1'-0"
1/2" / 1'-0" 1/2" / 1'-0"
1/2" / 1'-0"
1" / 1'-0"
1" / 1'-0"
1" / 1'-0"
1 "
/
1 '-0"
1" / 1'-0"
4TH FLOOR ROOFSEE 5TH FLOOR PLAN
1/2" / 1'-0"
1" / 1'-0"
A5.0
2 A5.0
1 1" / 1'-0"
13 10.110.110.1
10.1 12.1
9.1 9.1 12.1
9.1 9.1
15 13
16 16
16 16
1/2" / 1'-0"
6'-6"
9'-1"
6'-1"
6'-0"
6'-0"
6'-0"
17 A5.1
513
A5.1
2 1.1 RESIDENTIAL MAIN ENTRY
FLOOR PLAN KEYNOTES
1.2 ALAS RESOURCE CENTER MAIN ENTRY
2 PAD MOUNTED TRANSFORMER3
RETRACTABLE LADDER FOR FIRE FIGHTER ACCESS TO REARPODIUM AREA, SEE SHEET A1.2 FOR RETRACTABLE LADDERINFORMATION 4 TRASH ENCLOSURE FOR COMMUNITY CENTER
1.3 GARAGE VEHICULAR ENTRY5.1 IN-GROUND BIO-RETENTION PLANTER, SCD5.2 RAISED BIO-RETENTION PLANTER, SCD 6 JULIETTE BALCONY, TYP
7.1 MAIN ENTRY AWNING BELOW7.2 ALAS ENTRY AWNING BELOW
8 FIRE DEPARTMENT ACCESS LADDER PAD, TYP
10.1 DOWNSPOUT & OVERFLOW SCUPPER, DRAIN TO BIO-RETENTION PLANTER BELOW, SCD
9.1 INTERNAL ROOF DRAIN AND SUMP, DRAIN TO BIO-RETNTION PLANTER BELOW, SCD
10.2 DOWNSPOUT FROM ROOF ABOVE, DRAIN TO BIO-RETENTION PLANTER BELOW, SCD
9.2 INTERNAL ROOF DRAIN OUTLET, DRAIN TO BIO-RETENTION PLANTER, SCD
12.1 ROOF ACCESS HATCH
11 ALTERNATING TREAD STAIRS
12.2 ROOF HATCH ABOVE, SHOWN DASHED
13 PERMANENTLY INSTALLED ROOF ACCESS LADDER14 ROOF MAINTENANCE ACCESS DOOR15 UNIT STORAGE BELOW, SHOWN IN DASH, NO PHOTOVOLTAIC PANEL IN THIS AREA16 PHOTOVOLTAIC PANEL17 STANDPIPE18 METAL SUNSHADE Project:Client:
JOB #:SCALE:
DATE:
As indicated
555 KELLY
555 KELLY AVE,
HALF MOON BAY, CA 94019
1256 MARKET STREET,
SAN FRANCISCO, CA 94102
ROOF PLAN
BKF ENGINEERS150 CALIFORNIA STREET, SUITE 600,SAN FRANCISCO, CA 94111JETT LANDSCAPEARCHITECTURE + DESIGN2 THEATER SQUARE, SUITE 218,ORINDA, CA 94563KPFF45 FREMONT ST 28TH FLOOR,SAN FRANCISCO, CA 94105 2236
A2.6
07/03/23
CIVIL ENGINEERINGLANDSCAPE ARCHITECTSTRUCTURAL ENGINEER A2.6 SCALE: 1/8" = 1'-0"
1 ROOF PLAN
ID DATE NAME
01/19/24 ENTITLEMENT SET -
RESUBMITTAL #1
STEINBERG HART333 W SAN CARLOS STREET, #1000SAN JOSE, CA 95110-017TENANT IMPROVEMENT ARCHITECT
FML OFFICE FML OFFICE FML OFFICE
FML OFFICE
NURSE/EXAM
OFFICE
COMMUNITY
KITCHEN
AG RESTROOM FML PT /FLEX FML PT
BREAK ROOM
RECEPTION/CHILDREN
AG RESTROOM
MULTI-PURPOSE/
FLEX SPACE
REF.
FLEX SPACE
STORAGE
FREEZER
JANITOR
CLOSET
BKF ENGINEERS
NAME
JOB #:
SCALE:
Client:
1256 MARKET STREET,
SAN FRANCISCO, CA 94102
ID DATE
Project:
150 CALIFORNIA STREET, SUITE 600,
SAN FRANCISCO, CA 94111
CIVIL ENGINEERING
JETT LANDSCAPE
ARCHITECTURE + DESIGN
2 THEATER SQUARE, SUITE 218,
ORINDA, CA 94563
LANDSCAPE ARCHITECT
STEINBERG HART
333 W SAN CARLOS STREET, #1000
SAN JOSE, CA 95110-017
TENANT IMPROVEMENT ARCHITECT
A2.7
ALAS RESOURCE CENTER
FLOOR PLAN
ALAS FARM
WORKER
RESOURCE
CENTER
23076.000
555 KELLY AVE,
HALF MOON BAY, CA
94019
1ST FLOOR
0"
2ND FLOOR
15' - 0"
3RD FLOOR
25' - 0"
4TH FLOOR
35' - 0"
5TH FLOOR
45' - 0"
ROOF
55' - 0"
1 A3.4
2 A3.4
10'-0" 10'-0" 10'-0" 10'-0" 15'-0" 565 KELLY AVE
55'-0"
AVERAGE GRADE (65.70)
5 13 13 13 9F
11 4C 1A 7F 2B 3D
9F 5 7F
4C 8F
5 10F 12D 8F
(66.38)
DRIVE
AISLE
18F
4'-6" 4'-11"
59'-11"
49'-6"
19F
4A 20F 4A 20F
3D
22 1ST FLOOR
0"
2ND FLOOR
15' - 0"
3RD FLOOR
25' - 0"
4TH FLOOR
35' - 0"
5TH FLOOR
45' - 0"
ROOF
55' - 0"
1 A3.3
2 A3.3
10'-0" 10'-0" 10'-0" 10'-0" 15'-0" TED ADCOCK COMMUNITY CENTER BOYS & GIRS CLUB 42'-0"
49'-6"
55'-0"
AVERAGE GRADE (63.67)
8F 2B 1A
4A
3D 4C
5 7F 11
13 9F
15E
10F 10F
5 4C
16 14E 5
12D 6D
(66.38)
KELLY AVE
4'-6"
4'-11"
59'-11"
49'-6"
17 4A
21F
5 22 20F 20F
1 FIBER CEMENT BOARD AND BATTEN2 FIBER CEMENT SHINGLE SIDING3 FIBER CEMENT LAP SIDING4 CEMENT PLASTER EXPOSED CONCRETE BASE W/ CLEAR ELASTOMERICCOATING, SMOOTH 5
ELEVATION SHEET NOTES COLOR PALETTE INTENT
(KELLY MOORE PAINT, UNO)
A 36 - NAVAJO WHITEB KM5372 - COPPER BEACH
D KM5823 - CITY TOWERC KM4491 - AGED TEAK
7 LASER CUT METAL PANEL F 407 - CARBON8 METAL GUARDRAIL 11 VINYL WINDOW, DARK BRONZE
ALUMINUM STOREFRONT SYSTEM, DARK BRONZEANODIZED 13
9 METAL AWNING
15 ROLL UP GARAGE DOOR10 PARAPET CAP16 TRANSFORMER
6 FIBER CEMENT PANEL E KM4910 - PLATINUM GRANITE
14 EXTERIOR HOLLOW METAL DOOR12 WINDOW TRIM
TRASH ENCLOSURE FOR TED ADCOCK COMMUNITYCENTER, SEE A3.5 17RETRACTABLE LADDER FOR FIRE FIGHTER ACCESS TO 2NDFLOOR, SEE A1.2 FOR LADDER CUT SHEETS 18 19 PERMANENT LADDER BETWEEN 4TH AND 5TH FLOOR ROOF
20 METAL SUNSHADE W/ LASER CUT PANEL
21 METAL ROOF OVERHANG BRACKET22 7FT TALL GLASS WINDSCREEN Project:Client:
JOB #:SCALE:
DATE:
1/8" = 1'-0"
555 KELLY
555 KELLY AVE,
HALF MOON BAY, CA 94019
1256 MARKET STREET,
SAN FRANCISCO, CA 94102
BUILDING
ELEVATIONS
BKF ENGINEERS150 CALIFORNIA STREET, SUITE 600,SAN FRANCISCO, CA 94111JETT LANDSCAPEARCHITECTURE + DESIGN2 THEATER SQUARE, SUITE 218,ORINDA, CA 94563 2236
A3.1
07/03/23
CIVIL ENGINEERINGLANDSCAPE ARCHITECT
A3.1 SCALE: 1/8" = 1'-0"
2 ELEVATION - SOUTH (KELLY AVE)
A3.1 SCALE: 1/8" = 1'-0"
1 ELEVATION - WEST (DRIVE AISLE)
ID DATE NAME
STEINBERG HART333 W SAN CARLOS STREET, #1000SAN JOSE, CA 95110-017TENANT IMPROVEMENT ARCHITECT 1ST FLOOR
0"
2ND FLOOR
15' - 0"
3RD FLOOR
25' - 0"
4TH FLOOR
35' - 0"
5TH FLOOR
45' - 0"
ROOF
55' - 0"
1 A3.4
2 A3.4
15'-0" 10'-0" 10'-0" 10'-0" 10'-0" 565 KELLY AVE
5 16
3D 1A 2B 1A 3D 1A
AVERAGE GRADE (65.63)
7F
8F
11 12D 10F
17 14E
(66.38)
DRIVE AISLE
18F
4'-11"
4'-6"
59'-11"
49'-6"
55'-0"
4C
1ST FLOOR
0"
2ND FLOOR
15' - 0"
3RD FLOOR
25' - 0"
4TH FLOOR
35' - 0"
5TH FLOOR
45' - 0"
ROOF
55' - 0"
1 A3.3
2 A3.3
10'-0" 10'-0" 10'-0" 10'-0" 15'-0"
5 17
2B 3D
BOYS & GIRS CLUB
TED ADCOCK
COMMUNITY CENTER
42'-0"
4C 1A 3D 1A
49'-6"
55'-0"
AVERAGE GRADE (65.30)
8F
9F 11 10F 12D
(66.38)
KELLY AVE
18F 18F
4'-11" 4'-6"
59'-11"
49'-6"
OUTLINE OF 555 KELLY AVE
21F 19F
20F 4C
1 FIBER CEMENT BOARD AND BATTEN2 FIBER CEMENT SHINGLE SIDING3 FIBER CEMENT LAP SIDING4 CEMENT PLASTER EXPOSED CONCRETE BASE W/ CLEAR ELASTOMERICCOATING, SMOOTH 5
ELEVATION SHEET NOTES COLOR PALETTE INTENT
(KELLY MOORE PAINT, UNO)
A 36 - NAVAJO WHITEB KM5372 - COPPER BEACH
D KM5823 - CITY TOWERC KM4491 - AGED TEAK
7 LASER CUT METAL PANEL F 407 - CARBON8 METAL GUARDRAIL 11 VINYL WINDOW, DARK BRONZE
ALUMINUM STOREFRONT SYSTEM, DARK BRONZEANODIZED 13
9 METAL AWNING
15 ROLL UP GARAGE DOOR10 PARAPET CAP16 TRANSFORMER
6 FIBER CEMENT PANEL E KM4910 - PLATINUM GRANITE
14 EXTERIOR HOLLOW METAL DOOR12 WINDOW TRIM
TRASH ENCLOSURE FOR TED ADCOCK COMMUNITYCENTER, SEE A3.5 17RETRACTABLE LADDER FOR FIRE FIGHTER ACCESS TO 2NDFLOOR, SEE A1.2 FOR LADDER CUT SHEETS 18 19 PERMANENT LADDER BETWEEN 4TH AND 5TH FLOOR ROOF20 METAL SUNSHADE W/ LASER CUT PANEL21 METAL ROOF OVERHANG BRACKET22 7FT TALL GLASS WINDSCREEN Project:Client:
JOB #:SCALE:
DATE:
1/8" = 1'-0"
555 KELLY
555 KELLY AVE,
HALF MOON BAY, CA 94019
1256 MARKET STREET,
SAN FRANCISCO, CA 94102
BUILDING
ELEVATIONS
BKF ENGINEERS150 CALIFORNIA STREET, SUITE 600,SAN FRANCISCO, CA 94111JETT LANDSCAPEARCHITECTURE + DESIGN2 THEATER SQUARE, SUITE 218,ORINDA, CA 94563 2236
A3.2
07/03/23
CIVIL ENGINEERINGLANDSCAPE ARCHITECT
A3.2 SCALE: 1/8" = 1'-0"
2 ELEVATION - NORTH
A3.2 SCALE: 1/8" = 1'-0"
1 ELEVATION - EAST
ID DATE NAME
STEINBERG HART333 W SAN CARLOS STREET, #1000SAN JOSE, CA 95110-017TENANT IMPROVEMENT ARCHITECT 1ST FLOOR
0"
2ND FLOOR
15' - 0"
3RD FLOOR
25' - 0"
4TH FLOOR
35' - 0"
5TH FLOOR
45' - 0"
ROOF
55' - 0"
1 A3.4
2 A3.4
10'-0" 10'-0" 10'-0" 10'-0" 15'-0" LOBBY BIKE STORAGE COMMUNITY ROOM TRASH
UNIT 1A.1UNIT 1A.1UNIT 1A.1
UNIT 0A.2 UNIT 1A.4
UNIT 2CUNIT 2C
LEGEND
A-3R-2R-2 CIRCULATION & UTILITY
55'-0"
CORRIDORCORRIDORCORRIDORCORRIDOR
4.5% SLOPE (66.38)
4.7% SLOPE
1ST FLOOR
0"
2ND FLOOR
15' - 0"
3RD FLOOR
25' - 0"
4TH FLOOR
35' - 0"
5TH FLOOR
45' - 0"
ROOF
55' - 0"
1 A3.4
2 A3.4
GARAGE
MAINTENANCE UNIT 1A.2
UNIT 1A.2UNIT 1A.2
UNIT 1E UNIT 0BUNIT 1DUNIT 1D
UNIT 1BUNIT 1BUNIT 1B LAUNDRY
UNIT STORAGEUNIT STORAGEUNIT STORAGE
LEGEND
R-2R-2 CIRCULATION & UTILITYS-2
10'-0" 10'-0" 10'-0" 10'-0" 15'-0"
55'-0"
CORRIDORCORRIDORCORRIDORCORRIDOR CORRIDOR
CORRIDORCORRIDORCORRIDOR
CORRIDOR
(66.38) 4.8% SLOPE
Project:Client:
JOB #:SCALE:
DATE:
1/8" = 1'-0"
555 KELLY
555 KELLY AVE,
HALF MOON BAY, CA 94019
1256 MARKET STREET,
SAN FRANCISCO, CA 94102
BUILDING SECTIONS
BKF ENGINEERS150 CALIFORNIA STREET, SUITE 600,SAN FRANCISCO, CA 94111JETT LANDSCAPEARCHITECTURE + DESIGN2 THEATER SQUARE, SUITE 218,ORINDA, CA 94563KPFF45 FREMONT ST 28TH FLOOR,SAN FRANCISCO, CA 94105 2236
A3.3
07/03/23
CIVIL ENGINEERINGLANDSCAPE ARCHITECTSTRUCTURAL ENGINEER A3.3 SCALE: 1/8" = 1'-0"
1 BUILDING SECTION - EW 01
A3.3 SCALE: 1/8" = 1'-0"
2 BUIDLING SECTION - EW 02
ID DATE NAME
STEINBERG HART333 W SAN CARLOS STREET, #1000SAN JOSE, CA 95110-017TENANT IMPROVEMENT ARCHITECT 1ST FLOOR
0"
2ND FLOOR
15' - 0"
3RD FLOOR
25' - 0"
4TH FLOOR
35' - 0"
5TH FLOOR
45' - 0"
ROOF
55' - 0"
1 A3.3
2 A3.3
10'-0" 10'-0" 10'-0" 10'-0" 15'-0"
55'-0"
LEGEND
A-3R-2R-2 CIRCULATION & UTILITYS-2TI
ALAS RESOURCE
CENTER
UNIT 2AUNIT 2AUNIT 2A
UNIT 0A.2 UNIT 0A.1
UNIT 2CUNIT 2C
RESTROOM LOBBY MPOE ROOM
CORRIDOR CORRIDORCORRIDORCORRIDORCORRIDOR UNIT STORAGE
UNIT STORAGEUNIT STORAGE
UNIT 1A.2 MAINTENANCEUNIT 1A.2UNIT 1A.2UNIT 0B
GARAGE
COMMUNITY ROOM
(66.38)
1ST FLOOR
0"
2ND FLOOR
15' - 0"
3RD FLOOR
25' - 0"
4TH FLOOR
35' - 0"
5TH FLOOR
45' - 0"
ROOF
55' - 0"
1 A3.3
2 A3.3
10'-0" 10'-0" 10'-0" 10'-0" 15'-0"
55'-0"
LEGEND
R-2R-2 CIRCULATION & UTILITYS-2TI
ALAS RESOURCE
CENTER BOILER ROOM TRASH GARAGE
CORRIDOR
UNIT 1DUNIT 1D
CORRIDOR UNIT 1ECORRIDORCORRIDOR
UNIT 1CUNIT 1CUNIT 1C
STAIR 2 UNIT 0D
(66.38)
Project:Client:
JOB #:SCALE:
DATE:
1/8" = 1'-0"
555 KELLY
555 KELLY AVE,
HALF MOON BAY, CA 94019
1256 MARKET STREET,
SAN FRANCISCO, CA 94102
BUILDING SECTIONS
BKF ENGINEERS150 CALIFORNIA STREET, SUITE 600,SAN FRANCISCO, CA 94111JETT LANDSCAPEARCHITECTURE + DESIGN2 THEATER SQUARE, SUITE 218,ORINDA, CA 94563 2236
A3.4
07/03/23
CIVIL ENGINEERINGLANDSCAPE ARCHITECT
A3.4 SCALE: 1/8" = 1'-0"
2 BUIDLING SECTION - NS 02
A3.4 SCALE: 1/8" = 1'-0"
1 BUILDING SECTION - NS 01
ID DATE NAME
STEINBERG HART333 W SAN CARLOS STREET, #1000SAN JOSE, CA 95110-017TENANT IMPROVEMENT ARCHITECT A3.5
5 A3.5
4 A3.5
7 A3.5
6 3
A3.5
6'-8"
1 0
'
-
8 "
TRASH CART8" SPLITFACE CMU WALL, PAINTEDROOF ABV, SHOWN IN DASH
METAL GATE
8" SPLITFACE CMU WALL, PAINTED3x3 HSS POST, PAINTED4x8 WD BEAM, PAINTEDWD FASCIA, PAINTED8" SPLITFACE CMU WALL, PAINTED 8" SPLITFACE CMU WALL, PAINTED3x3 HSS POST, PAINTED4x8 WD BEAM, PAINTEDWD FASCIA, PAINTEDMETAL GATE, PAINTED 3 A3.5
8" SPLITFACE CMU WALL, PAINTED3x3 HSS POST, PAINTED4x8 WD BEAM, PAINTEDWD FASCIA, PAINTEDSTANDING SEAM METAL ROOF 3 A3.5
8" SPLITFACE CMU WALL, PAINTED3x3 HSS POST, PAINTED4x8 WD BEAM, PAINTEDWD FASCIA, PAINTED 1 '
-
0 "
6 '
-
0 "
1 '
-
6 "
8 '
-
7 1
/
2 "
7 '
-
1 1
1 2
/
"
TRASH CART8" SPLITFACE CMU WALL, PAINTED3x3 HSS POST, PAINTED4x8 WD BEAM, PAINTEDSTANDING SEAM MTL ROOFO/ PLYWOODO/ 2x4 RAFTERSMETAL GATE A3.5
5 A3.5
4 A3.5
7 A3.5
6 3
A3.5
1" / 1'-0"
STANDING SEAM METAL ROOF
Project:Client:
JOB #:SCALE:
DATE:
1/4" = 1'-0"
555 KELLY
555 KELLY AVE,
HALF MOON BAY, CA 94019
1256 MARKET STREET,
SAN FRANCISCO, CA 94102
COMMUNITY CENTER
TRASH ENCLOSURE
BKF ENGINEERS150 CALIFORNIA STREET, SUITE 600,SAN FRANCISCO, CA 94111JETT LANDSCAPEARCHITECTURE + DESIGN2 THEATER SQUARE, SUITE 218,ORINDA, CA 94563STEINBERG HART333 W SAN CARLOS STREET, #1000SAN JOSE, CA 95110-017 2236
A3.5
10/09/23
CIVIL ENGINEERINGLANDSCAPE ARCHITECTTENANT IMPROVEMENT ARCHITECT A3.5 SCALE: 1/4" = 1'-0"
1 TRASH ENCLOSURE FLOOR PLAN
A3.5 SCALE: 1/4" = 1'-0"
4 TRASH ENCLOSURE SOUTH ELEVATION
A3.5 SCALE: 1/4" = 1'-0"
5 TRASH ENCLOSURE NORTH ELEVATION
A3.5 SCALE: 1/4" = 1'-0"
6 TRASH ENCLOSURE EAST ELEVATION
A3.5 SCALE: 1/4" = 1'-0"
7 TRASH ENCLOSURE WEST ELEVATION
A3.5 SCALE: 1/4" = 1'-0"
3 TRASH ENCLOSURE SECTION
A3.5 SCALE: 1/4" = 1'-0"
2 TRASH ENCLOSURE ROOF PLAN
MATERIALSPLITFACE CMU WALL STANDING SEAM METAL ROOF METAL GATECITY OF HALF MOON BAY STANDARD DETAILTRASH ENCLOSURES SHALL BE DESIGNED, CONSTRUCTED AND MAINTAINED IN ACCORDANCE WITH HALF MOON BAY MUNICIPAL CODE 18.31.080 AND THE STANDARD DETAIL BELOW.
A3.5 SCALE:
8 TRASH ENCLOSURE 3D VIEW
ID DATE NAME
431 SF
UNIT 0A.2
KITCHEN
BATHROOM
SLEEPING AREA
DINING
458 SF
UNIT 0B
BATHROOM
KITCHEN
DINING
SLEEPING AREA
SLEEPING AREA
KITCHEN
BATHROOM
382 SF
UNIT 0C
811 SF
UNIT 2A
BEDROOM BEDROOM LVIING
KITCHEN
BATHROOM
DINING
JULIET BALCONY JULIET BALCONY
747 SF
UNIT 2B
BATHROOM
BEDROOM
BEDROOM
LIVING
DININGKITCHEN
JULIET BALCONY JULIET BALCONY
DINING
KITCHEN
LIVING
BEDROOMBEDROOM
BATHROOM
885 SF
UNIT 2C
425 SF
UNIT 0A.1
BATHROOM
KITCHEN
SLEEPING AREA
DINING
Project:Client:
JOB #:SCALE:
DATE:
1/4" = 1'-0"
555 KELLY
555 KELLY AVE,
HALF MOON BAY, CA 94019
1256 MARKET STREET,
SAN FRANCISCO, CA 94102
UNIT PLANS - STUDIO
& 2 BED
BKF ENGINEERS150 CALIFORNIA STREET, SUITE 600,SAN FRANCISCO, CA 94111JETT LANDSCAPEARCHITECTURE + DESIGN2 THEATER SQUARE, SUITE 218,ORINDA, CA 94563 2236
A4.1
07/03/23
CIVIL ENGINEERINGLANDSCAPE ARCHITECT
A4.1 SCALE: 1/4" = 1'-0"
2 UNIT 0A.2
A4.1 SCALE: 1/4" = 1'-0"
3 UNIT 0B
A4.1 SCALE: 1/4" = 1'-0"
4 UNIT 0C
A4.1 SCALE: 1/4" = 1'-0"
5 UNIT 2A
A4.1 SCALE: 1/4" = 1'-0"
6 UNIT 2B
A4.1 SCALE: 1/4" = 1'-0"
7 UNIT 2C
A4.1 SCALE: 1/4" = 1'-0"
1 UNIT 0A.1
NOTE: UNIT SIZES ARE SHOWN IN NET SF, DIMENSIONED TO THE INTERIOR FACES OF THE WALLS.
ID DATE NAME
STEINBERG HART333 W SAN CARLOS STREET, #1000SAN JOSE, CA 95110-017TENANT IMPROVEMENT ARCHITECT 545 SF
UNIT 1A.1
BEDROOM
BATHROOM
DINING
LIVING
KITCHEN
518 SF
UNIT 1A.2
BATHROOM
BEDROOM
DINING
LIVING
KITCHEN
546 SF
UNIT 1A.3
BEDROOM
BATHROOM
LIVING
DINING
KITCHEN
DINING
BATHROOM
BEDROOM
LIVING
KITCHEN
486 SF
UNIT 1A.4
608 SF
UNIT 1B
KITCHEN
BEDROOM BATHROOM
LIVING DINING
JULIETTE BALCONY JULIETTE BALCONY 596 SF UNIT 1C BATHROOM BEDROOM LIVING KITCHEN DINING JULIETTE BALCONY JULIETTE BALCONY 611 SF UNIT 1D KITCHEN DINING LIVING
BEDROOM
BATHROOM
624 SF
UNIT 1E
KITCHEN
DINING
BEDROOM LIVINGBATHROOM
Project:Client:
JOB #:SCALE:
DATE:
1/4" = 1'-0"
555 KELLY
555 KELLY AVE,
HALF MOON BAY, CA 94019
1256 MARKET STREET,
SAN FRANCISCO, CA 94102
UNIT PLANS - 1 BED
BKF ENGINEERS150 CALIFORNIA STREET, SUITE 600,SAN FRANCISCO, CA 94111JETT LANDSCAPEARCHITECTURE + DESIGN2 THEATER SQUARE, SUITE 218,ORINDA, CA 94563 2236
A4.2
07/03/23
CIVIL ENGINEERINGLANDSCAPE ARCHITECT
A4.2 SCALE: 1/4" = 1'-0"
1 UNIT 1A.1
A4.2 SCALE: 1/4" = 1'-0"
2 UNIT 1A.2 A4.2 SCALE: 1/4" = 1'-0" 3 UNIT 1A.3 A4.2 SCALE: 1/4" = 1'-0" 4 UNIT 1A.4 A4.2 SCALE: 1/4" = 1'-0"
5 UNIT 1B
A4.2 SCALE: 1/4" = 1'-0"
6 UNIT 1C
A4.2 SCALE: 1/4" = 1'-0"
7 UNIT 1D
A4.2 SCALE: 1/4" = 1'-0"
8 UNIT 1E
NOTE: UNIT SIZES ARE SHOWN IN NET SF, DIMESIONED TO THE INTERIOR FACES OF THE WALLS.
ID DATE NAME
STEINBERG HART333 W SAN CARLOS STREET, #1000SAN JOSE, CA 95110-017TENANT IMPROVEMENT ARCHITECT 1ST FLOOR
0"
2ND FLOOR
15' - 0"
3RD FLOOR
25' - 0"
4TH FLOOR
35' - 0"
5TH FLOOR
45' - 0"
ROOF
55' - 0"
8F 2B 1A
2B
3D 4C
5 7F 11
13 9F
15E
10F 10F
5 4C
16 14E 5
1A 6D
5 4C
21F
22 1 FIBER CEMENT BOARD AND BATTEN2 FIBER CEMENT SHINGLE SIDING3 FIBER CEMENT LAP SIDING4 CEMENT PLASTER EXPOSED CONCRETE BASE W/ CLEAR ELASTOMERICCOATING, SMOOTH 5
ELEVATION SHEET NOTES COLOR PALETTE INTENT
(KELLY MOORE PAINT, UNO)
A 36 - NAVAJO WHITEB KM5372 - COPPER BEACH
D KM5823 - CITY TOWERC KM4491 - AGED TEAK
7 LASER CUT METAL PANEL F 407 - CARBON8 METAL GUARDRAIL 11 VINYL WINDOW, DARK BRONZE
ALUMINUM STOREFRONT SYSTEM, DARK BRONZEANODIZED 13
9 METAL AWNING
15 ROLL UP GARAGE DOOR10 PARAPET CAP16 TRANSFORMER
6 FIBER CEMENT PANEL E KM4910 - PLATINUM GRANITE
14 EXTERIOR HOLLOW METAL DOOR12 WINDOW TRIM
TRASH ENCLOSURE FOR TED ADCOCK COMMUNITYCENTER, SEE A3.5 17RETRACTABLE LADDER FOR FIRE FIGHTER ACCESS TO 2NDFLOOR, SEE A1.2 FOR LADDER CUT SHEETS 18 19 PERMANENT LADDER BETWEEN 4TH AND 5TH FLOOR ROOF
20 METAL SUNSHADE W/ LASER CUT PANEL
21 METAL ROOF OVERHANG BRACKET22 7FT TALL GLASS WINDSCREEN 1ST FLOOR
0"
2ND FLOOR
15' - 0"
3RD FLOOR
25' - 0"
4TH FLOOR
35' - 0"
5TH FLOOR
45' - 0"
ROOF
55' - 0"
5 13 13 13 9F
11 4C 1A 7F 2B 3D
9F 5 7F
4C 8F
5 19F 10F 8F
4C 20F
21F
22 Project:Client:
JOB #:SCALE:
DATE:
As indicated
555 KELLY
555 KELLY AVE,
HALF MOON BAY, CA 94019
1256 MARKET STREET,
SAN FRANCISCO, CA 94102
MATERIAL BOARD
BKF ENGINEERS150 CALIFORNIA STREET, SUITE 600,SAN FRANCISCO, CA 94111JETT LANDSCAPEARCHITECTURE + DESIGN2 THEATER SQUARE, SUITE 218,ORINDA, CA 94563 2236
A5.0
08/02/23
CIVIL ENGINEERINGLANDSCAPE ARCHITECT
SCALE: 1/16" = 1'-0"
2 ELEVATION - WEST
1A
2B
3C
4D 7F
11 6D
5 13
SCALE: 1/16" = 1'-0"
1 ELEVATION - SOUTH
ID DATE NAME
STEINBERG HART333 W SAN CARLOS STREET, #1000SAN JOSE, CA 95110-017TENANT IMPROVEMENT ARCHITECT 2 A5.2
_______
1 A5.2
5" FIBER CEMENT TRIMVINYL WINDOW, DARK BRONZEMETAL SUNSHADECEMENT PLASTERCEMENT PLASTERFIBER CEMENT BOARD & BATTENFIBER CEMENT TRIMJULIETTE BALCONY W/ LASER CUT METAL PANELROOF OVERHANG BRACKET 5" FIBER CEMENT TRIMFIBER CEMENT WINDOW SILLVINYL WINDOW, DARK BRONZEFIBER CEMENT BOARD & BATTEN
ALUMINUM TRIMVINYL WINDOW, DARK BRONZEFIBER CEMENT SHINGLE SIDING 5" FIBER CEMENT TRIMFIBER CEMENT WINDOW SILLVINYL WINDOW, DARK BRONZEFIBER CEMENT LAP SIDING
METAL AWNINGS WITH WROUGHT IRON SUPPORTS(GIORGETTI BUILDING & STREET ELEMENTS ON MAIN STREET )
STOREFRONT, DARK BRONZECEMENT PLASTERCONCRETE BASE (GIORGETTI BUILDING) Project:Client:
JOB #:SCALE:
DATE:
3/8" = 1'-0"
555 KELLY
555 KELLY AVE,
HALF MOON BAY, CA 94019
1256 MARKET STREET,
SAN FRANCISCO, CA 94102
ENLARGED WINDOW
ELEVATIONS
BKF ENGINEERS150 CALIFORNIA STREET, SUITE 600,SAN FRANCISCO, CA 94111JETT LANDSCAPEARCHITECTURE + DESIGN2 THEATER SQUARE, SUITE 218,ORINDA, CA 94563KPFF45 FREMONT ST 28TH FLOOR,SAN FRANCISCO, CA 94105 2236
A5.1
04/02/24
CIVIL ENGINEERINGLANDSCAPE ARCHITECTSTRUCTURAL ENGINEER SCALE: 3/8" = 1'-0"
5 JULIETTE BALCONY ELEVATION
SCALE: 3/8" = 1'-0"
1 WINDOW @ FC BOARD & BATTEN
SCALE: 3/8" = 1'-0"
3 WINDOW @ FIBER CEM SHINGLE
SCALE: 3/8" = 1'-0"
2 WINDOW @ FIBER CEM LAP SIDING
SCALE: 3/8" = 1'-0"
4 STOREFRONT @ CEMENT PLASTER
ID DATE NAME
123
4 5
ROOF PARAPET WITH SUPPORT BRACKETS VMWP EXAMPLE
AWNINGS & BASE TREATMENT AT GIORGETTI BUILDING ON MAIN STREET
WROUGHT IRON TREATMENTS ON MAIN STREET
ROOF PARAPET WITH SUPPORT BRACKETS HALF MOON BAY EXAMPLE FROM AAC MEMBER
EXAMPLE OF LASERCUT AWNING PANELS TRIMLESS WINDOW AT SHINGLE SIDING VMWP EXAMPLE
CONCRETE BASE & LANDSCAPING VMWP EXAMPLE
WINDOW TRIM AT SIDING VMWP EXAMPLE
STEINBERG HART333 W SAN CARLOS STREET, #1000SAN JOSE, CA 95110-017TENANT IMPROVEMENT ARCHITECT 4" 8"
3'-6"
8 1/2"
6"
8'-0"
KELLY AVE
A5.2
2 SUNKEN BIO-RETENTION PLANTER
SIDEWALK
METAL AWNING W/ LASER CUT METAL PANEL & WROUGHT IRON SUPPORT SYSTEMMETAL GUARDRAIL W/ LASER CUT METAL PANELROOF PARAPET & BRACKET SUPPORT SYSTEMFIBER CEMENT TRIMJULIETTE BALCONYCONCRETE BASEGROUND FLOOR HORIZONTAL BANDCEMENT PLASTERBOARD & BATTEN SIDING (FIBERCEMENT PANELS) Project:Client:
JOB #:SCALE:
DATE:
As indicated
555 KELLY
555 KELLY AVE,
HALF MOON BAY, CA 94019
1256 MARKET STREET,
SAN FRANCISCO, CA 94102
WALL SECTIONS
BKF ENGINEERS150 CALIFORNIA STREET, SUITE 600,SAN FRANCISCO, CA 94111JETT LANDSCAPEARCHITECTURE + DESIGN2 THEATER SQUARE, SUITE 218,ORINDA, CA 94563 2236
A5.2
04/02/24
CIVIL ENGINEERINGLANDSCAPE ARCHITECT
A5.2 SCALE: 1 1/2" = 1'-0"
2 JULIETTE BALCONY SECTION
A5.2 SCALE: 3/8" = 1'-0"
1 WALL SECTION ALONG KELLY AVENUE
ID DATE NAME
STEINBERG HART333 W SAN CARLOS STREET, #1000SAN JOSE, CA 95110-017TENANT IMPROVEMENT ARCHITECT