Public Meetings - Half Moon Bay, California

The Half Moon Bay City Council met on November 9, 2023, at 7:00 PM at the Adcock Community Center. The meeting included proclamations, updates on community safety and downtown streetscapes, a unanimous consent calendar, and major discussions on tenant protections and the city's financial outlook. The meeting also featured a graduation ceremony for the Future Leaders Civics Academy and an update on the Coastside Victims Fund. Proclamations and Presentations - Future Leaders Civics Academy Graduation: Certificates were awarded to graduating students. City Clerk Jessica Blair praised the program and the students' engagement. - Coastside Victims Fund Update: Amber Surria (Mavericks Community Foundation) and Wade Painter (San Mateo Credit Union) reported that the fund raised and distributed $254,142 to 46 victims affected by the January 2023 shooting. The fund is now closed, with 100% of contributions going directly to victims. Contributors included California Wellness Foundation, Chan Zuckerberg Initiative, and local donations via Coastside Gives (over $17,000). - United Against Hate Week Proclamation: The Council proclaimed the week as United Against Hate Week, reaffirming the city's commitment to diversity and inclusion. Coast Pride was unable to accept in person. Consent Calendar - Items 1A–1D were approved unanimously: - 1A: Waiving reading of resolutions and ordinances. - 1B: Ordinance adding Chapter 13.22 (Fats, Oil, Grease and Sand) to the Municipal Code (second reading). - 1C: Final acceptance of the Main Street Safety Improvements Project (CIP No. 1009). - 1D: Final acceptance of the Corporation Yard Improvements Project (CIP No. 9023). Public Comments & Testimony - Pillar Ridge/Oak Avenue Safety: A resident (Lourdes Patino) expressed gratitude for city actions to improve lighting and tree trimming in the neighborhood. - Tenant Protections Action Plan (Item 3B): Multiple speakers both in person and via Zoom provided testimony: - Supporters: Rocío Avila (farm worker and community promoter), Lourdes Patino, Carolina Carvajal, Tony Serrano, Enrique Bazán, Ray Abaleya, Joanne Rakoski, and Alice urged the Council to adopt rent control and tenant protections, citing high rents, overcrowding, mental health impacts, and displacement of low-income families. Enrique Bazán submitted 27 letters from community members. Ray Abaleya presented data from a countywide assessment linking housing costs to substance abuse and depression. - Opponents: Vance Verderami (owner of Kanyada Cove Mobile Home Park), Fernando Peña and Elaine Gilbreck (San Mateo County Association of Realtors), Linda Cross Anderson (realtor), Antonio (California Apartment Association), and Saulo Londonio (WMA, representing mobile home park owners) argued against rent control, citing administrative costs, negative impacts on mom-and-pop landlords, and potential unintended consequences. They emphasized existing state protections and urged alternative solutions like rental assistance and more housing production. Discussion Items - City Manager Updates: - Pillar Ridge/Oak Avenue Safety: City Manager Matthew Chittister announced actions in response to community concerns: improved lighting (city and PG&E), a limited-term license plate reader pilot (with privacy safeguards), and increased sheriff patrols. A broader discussion on license plate readers is scheduled for December 5. - Downtown Streetscapes Update: Karen Decker reported on community design workshops, highlighting support for safer crossings, parallel parking, improved wayfinding, and native landscaping. A summary memo will be posted online. - 880 Stone Pine Project Traffic Calming: John Dowdy presented plans for flashing beacon crosswalks, speed feedback signs, lane narrowing, and bicycle shareows to slow traffic on Stone Pine Road. - Item 3A: JobTrain Agreement & Business Incubator: Staff recommended and the Council approved a professional services agreement with JobTrain (not to exceed $337,000 for November 1, 2023 – September 30, 2024) to provide jobseeker services and workforce development. The Council also authorized an RFQ (up to $200,000) to identify an operator for a business incubator at the Opportunity Center of the Coastside. The incubator will focus on climate resiliency and entrepreneurship. The motion passed unanimously. - Item 3B: Tenant Protections Action Plan (Work Session): - Staff presented options for rent control, tenant protections, mobile home space rent control, and code enforcement relocation assistance. Approximately 350 multifamily units could be affected by rent control. Administrative costs were estimated at $150,000–$200,000 annually with startup costs of $300,000. - Council discussion revealed a split: Councilmember Rarback, Vice Mayor Jimenez, Councilmember Brownstone, and Mayor Penrose supported moving forward with rent control using the Costa Hawkins model (city enforcement, cap of 5% or CPI, whichever is lower), along with landlord licensing/registration, enhanced tenant protections (including subtenancy regulation and written lease requirements), and code enforcement relocation assistance. Councilmember Ruddock opposed due to the city's structural deficit and fiduciary responsibilities, though she supported stronger tenant protections. The majority agreed to table mobile home space rent control due to lack of community input. - Staff will draft ordinances consistent with the direction given and return to Council for further action. - Item 3C: Financial and Treasurer's Report for Quarter Ended September 30, 2023: - Finance Manager Ken Styles presented the quarterly report. Key points: - Transient Occupancy Tax (TOT) is stagnating; budgeted $9.6M, received $960K (10% of budget). - Property tax revenue is expected to ramp up in December and April. - Expenditures are under budget (11% below the 25% benchmark). - Unassigned fund balance at end of FY 2022-23 is estimated at $1.4 million (up from $185K projected). - However, the city faces a structural deficit of $3.9 million for FY 2024-25, driven largely by a $2M increase in sheriff and dispatch costs. - Reserves stand at $11 million. - City Manager noted the need to make structural changes over the next two years to balance the budget. A cost allocation and fee study is underway, expected by mid-year. - The Council accepted the report unanimously. Key Outcomes - Consent Calendar: Approved unanimously. - Item 3A (JobTrain & Incubator): Approved unanimously. - Item 3B (Tenant Protections): Council directed staff to prepare ordinances for rent control (Costa Hawkins model with city enforcement, 5% or CPI cap, landlord licensing/registration), tenant protections (including subtenancy regulation, anti-discrimination, written lease requirements), and code enforcement relocation assistance. Mobile home space rent control was tabled. Staff will return with draft ordinances. - Item 3C (Financial Report): Accepted unanimously. - Special Meeting: A special study session on minimum wage will be scheduled for late November, possibly canceling the November 21 regular meeting. - Upcoming: December 5 meeting will address license plate reader policy and further specifics on tenant protection ordinances.

The meeting began at 7:00 PM and was extended to 11:15 PM. Commissioners Rick Hernandez (Chair), Margaret Gossett (Vice Chair), and David Gorn were present; Hazel Joanes and Steve Ruddock were absent. The meeting covered a safety element update, a continuation of a minor amendment, a major trail and access project, and an update on emergency coastal development permits. Consent Calendar - Item 1A (Minor Amendment at 225 Valdez Avenue) was unanimously continued to the November 14, 2023 Planning Commission meeting. Commissioner Gossett recused herself due to living within 500 feet of the project. Public Comments & Testimony - Paul Nagengast requested staff bring forward a process discussion on major/minor amendments and coastal development permits, as previously promised a year ago. - Numerous residents spoke on Item 1B (North Wavecrest Trail). Key concerns included: excessive parking (81 proposed vs. estimated 40-50 current), safety on narrow Redondo Beach Road, increased traffic on Highway 1, drug activity, fire risk, lack of traffic study, inadequate community outreach, and maintenance burdens. Some speakers supported the project for improving accessibility and habitat restoration. - On Item 1C, Mike Ferrara urged stricter enforcement of buffer zones under the Local Coastal Program. Discussion Items - Safety Element Update: John Dowdy (City Manager’s Office) presented the mandated update, noting it is a multi-jurisdictional effort with San Mateo County and will take about two years. Commissioners discussed forming an ad hoc committee and the need for clear emergency evacuation communications. No action was taken. - Item 1B – North Wavecrest Pedestrian Path, Beach Access, and Trailhead Staging Areas: Scott Phillips (Community Development) presented a project to connect two segments of the California Coastal Trail with a 2.8-mile gravel path, two beach access stairways, three parking lots (81 spaces originally), a restroom, and extensive habitat restoration. The project includes 6 boardwalk ‘puncheons’ over wetlands, split-rail fencing, and decommissioning of informal trails. Public comment highlighted safety and traffic issues. After discussion, the Commission amended the project to limit parking to 35 spaces and eliminate the middle parking lot (Lot 2), with a reserve of 10 spaces for bike parking. The project was approved with these conditions. - Item 1C – Emergency Coastal Development Permits: Doug Garrison reported three ECDPs: 2804 Champs Elysee Boulevard (private property), Myrtle Outfall Repair, and Seymour Drainage Outfall (both city projects). The City must apply for regular CDPs within 60 days. The Commission acknowledged receipt by unanimous motion. Key Outcomes - Item 1B Approved (3-0): Motion to adopt a Mitigated Negative Declaration and approve a Coastal Development Permit and Use Permit for the North Wavecrest Trail, with conditions: limit of 35 parking spaces, two parking areas (Lots 1 and 3), and a reserve area for bike parking. The project includes two beach stairways, restroom, restoration, and split-rail fencing. - Item 1A Continued: Unanimously continued to November 14, 2023. - Item 1C Acknowledged: Unanimous motion to acknowledge receipt of three emergency coastal development permits. - Future agenda items include a stormwater presentation, Poplar Complete Streets amendment, and Cabrillo Unified School District faculty housing (study session expected).

The Half Moon Bay Planning Commission held a joint study session with the Architectural Advisory Committee (AAC) on the Downtown Streetscape Master Plan, followed by a regular meeting to receive an update on the Smith Field Improvements Project. The meeting began at 7:00 PM on September 12, 2023, but due to the instruction to use the date September 13, 2023, this summary reflects that date. The meeting included public comments, presentations, and commissioner feedback. Public Comments - Downtown Streetscape Master Plan: A member of the public spoke about the need for a cohesive identity and theme, suggesting that the city's seal and recent equity efforts could inform design. Another speaker, Mike Ferrara, addressed traffic issues on North Main Street, noting that the removal of a free-right turn at Highway 92 and Highway 1 increased shortcut traffic, and urged consideration of electric bicycle impacts. - Smith Field Improvements Project: Mike Ferrara questioned the project's location, noting that previous planning commissioners had suggested moving the ball fields elsewhere due to wet conditions, and raised concerns about drainage and the removal of former military buildings. Hillary, a Parks and Recreation Commissioner speaking as a citizen, expressed support for improved fields but urged inclusion of courts (tennis, pickleball, volleyball) to serve a broader age range, citing a shortage of recreational facilities in Half Moon Bay. Discussion Items Downtown Streetscape Master Plan (Joint Study Session) - Staff and consultants from Tool Design presented the project overview, emphasizing community engagement during Discovery Week and the goal of creating an attractive, accessible, and economically vibrant downtown while preserving historic character. The project scope covers Main Street from Highway 1 to Highway 1, with a focus on the Heritage Main Street area. - Commissioners and AAC members provided feedback on three questions: what they like, dislike, and what is missing. Key likes included the small-town character, mature trees, walkability, parklets, murals, and the Main Street bridge. Dislikes centered on angled parking (which is hazardous for pedestrians and cyclists), narrow sidewalks damaged by tree roots, lack of accessibility, and the absence of a clear downtown identity. Missing elements included a pedestrian-only street, better bike connectivity, a parking structure, gateways at town entrances, more benches and public art, and a cohesive theme that reflects Half Moon Bay's farming, fishing, surfing, and cultural history. - Chair Hernandez emphasized the need to "make it less trashy" and improve safety, while Commissioner Ruddock supported a pedestrian street and parking structure. Committee member Hooker criticized the lengthy approval process, predicting it could take a decade to implement changes. Commissioner Gorn suggested using downtown for regular farmers' and fish markets. Smith Field Improvements Project Update - Staff presented the concept plan for the 29-acre park, which includes five ball fields, a dog park, picnic areas, a nature trail, and a paved parking lot (expanding from 129 gravel spaces to 177 paved spaces, including 9 accessible stalls). The project is phased: Phase 1 (parking lot and infrastructure), Phase 2 (dog park, play area, picnic areas, nature trail), Phase 3 (field improvements to Fields 1, 2, 4, 5), and Phase 4 (Field 3 multi-use field). Key constraints include wetlands (a delineation was conducted), 231 trees surveyed (138 heritage trees), and former military buildings deemed not historic. The design team is mindful of wetland buffers, dark-sky lighting, and stormwater management. - Commissioners asked clarifying questions about drainage, tree removal numbers (estimated 17-20 trees), pervious vs. impervious surfaces, and the nature trail's purpose. Chair Hernandez questioned why a playground is prioritized over courts (tennis, pickleball, volleyball), noting a lack of such facilities. Commissioner Gorn expressed concern about the impervious parking lot and drainage costs, and recommended deleting the nature trail in favor of active recreation facilities. Commissioner Johannes raised concerns about drainage impacts on adjacent bluffs and suggested using pervious pavers. Commissioner Ruddock praised the dark-sky commitment and tree preservation but questioned the site's wetness and the nature trail's value given existing world-class trails nearby. Key Outcomes - Downtown Streetscape Master Plan: The feedback from the commission and AAC will inform the consultant's ongoing design process. No formal vote was taken; the session was for input. - Smith Field Improvements Project: The commission provided feedback to staff, including concerns about drainage, the need for more courts (not just playgrounds), and skepticism about the nature trail. Staff will incorporate comments and bring the project to the Parks and Recreation Commission for further review. The project is still in early design; no timeline for construction was given. - Approval of Minutes: The commission approved the minutes from June 13, 2023, and July 11, 2023, with minor grammatical corrections noted.

The Half Moon Bay Planning Commission met on August 22, 2023, at 7:00 PM at the Ted Adcock Community Center. Vice Chair Margaret Gossett served as acting chair due to Chair Rick Hernandez's absence. Commissioner David Gorn was also absent. The meeting focused on a single public hearing item: a Coastal Development Permit (CDP) for the Caltrans Highway 1/Pilarcitos Creek Bridge Structure and Scour Project (PDP-23-005). The commission also received a Director's Report and heard commissioner communications. Public Comments & Testimony - Doug Menke, a resident of Belleville Boulevard, commented on the poor condition of the bicycle/pedestrian trail under the bridge. He noted a 20-foot buckled section, residual mud, and overgrown brush that forces cyclists to duck. He urged clearing the path before project construction. He also raised concerns about homeless encampments in the area and asked how they would be accommodated during work. Discussion Items Caltrans Highway 1 / Pilarcitos Creek Bridge Structure and Scour Project (PDP-23-005) Project planner Doug Garrison presented the proposal. The bridge, built in the 1950s, has experienced scour (erosion around supports), exacerbated by the 2022-2023 winter storms. The project aims to protect the structure by installing partially grounded rock slope protection (RSP) around bridge piers and performing channel training. Work will occur in a single dry season (likely 2024) with a temporary creek diversion. Access is via the right-turn lane from Highway 1 to Highway 92, with minimal traffic disruption. The project requires permits from multiple agencies (California Department of Fish and Wildlife, National Marine Fisheries Service, U.S. Fish and Wildlife Service, Army Corps of Engineers) and has a joint CEQA/NEPA document led by Caltrans. The city's role focuses on Coastal Land Use Plan compliance. Key points raised during discussion: - Off-site mitigation: Three potential sites were identified: Pacific Ridge development, YMCA Camp Jones, and along Pilarcitos Creek within the city (between Safeway and Main Street). The city expressed a strong preference for the latter to address environmental damage from homeless encampments. However, Caltrans biologist Gregory Perra cautioned that placing mitigation near human activity could risk compliance with performance standards. - Trail repairs: The Naomi Patridge Trail under the bridge was damaged by storms. Caltrans redesigned the project to avoid removing the trail and expressed willingness to partner with the city on reconstruction. The city may apply for FEMA or Cal OES funding for repairs. - Downstream impacts: Commissioner Joannes questioned whether the project design considered the effects of the 2023 storms on downstream flooding (Oak Park area) and the sewer plant. Caltrans consultant Shannon McCarty stated that hydraulic modeling showed no significant impact downstream, but the model extended only a few hundred feet from the site. The commission requested the city engineer review Caltrans' data to confirm no adverse effects downstream. - Unhoused population: The city and Caltrans both have processes for outreach and relocation of individuals living along the creek. No line item in the project sequence addresses this, but coordination will occur months before construction. - Log jams: An upstream log jam was removed naturally; a downstream log jam remains. Caltrans noted that log jams affecting bridge structure or fish passage would be addressed during construction, but removal is subject to agency approvals. - Hydraulic studies: The latest hydraulic summary memo was dated May 30, 2023 (post-storms), but the planning commission did not receive that version. The structural hydraulics report (2022) did not consider the 2023 storms. The commission expressed a desire for updated hydrology reports to ensure the design is adequate for current conditions. - Funding timeline: Caltrans project manager Ramel Pardo stated that funds must be obligated by June 30, 2024, or the project may be scrapped. The project is already in a time extension period. Key Outcomes - Motion: Commissioner Ruddock moved to approve CDP PDP-23-005, with two amendments: (1) the CDP approval is contingent on the city engineer reviewing all relevant Caltrans data on downstream impacts and confirming no negative effects on the recently flooded residential area (Oak Park) or the sewer plant; (2) the city expresses a strong preference for any off-site mitigation to occur along Pilarcitos Creek within the city limits (not a condition of approval, but a directive to staff). Commissioner Joannes seconded. - Vote: The motion passed 3-0 (Commissioners Reddick, Joannes, and Gossett in favor; Hernandez and Gorn absent). - Next Steps: Staff will work with Caltrans to finalize the mitigation location and incorporate the city engineer's review. The project will return to the commission if an amendment to the CDP becomes necessary. Director's Report Community Development Director Jill Ekas provided an update: - Upcoming meetings: September 12 (joint study session with Architectural Advisory Committee on downtown streetscapes, possible Smith Field study session); September 26 (safety element study session). - The Short-Term Vacation Rental and Home Occupation ordinances were certified by the Coastal Commission on August 10, 2023. Staff will begin registering operators. - The Housing Element is under state review; a letter from HCD is due at the end of August. The city has submitted preliminary responses. Planning Commission Communications - Commissioners noted the poor condition of the trail under the bridge and requested staff inform Public Works for possible interim improvements. - Commissioner Joannes reported ongoing issues at Poplar Beach: visible landfill debris, a failing revetment, and vehicles driving over the bluffs after the gate is locked, posing safety risks. She urged coordination with the Sheriff's Office and City Council. Meeting adjourned.

The Half Moon Bay Planning Commission met on Tuesday, August 8, 2023, at 7:00 PM at the Ted Adcock Community Center. Acting Chair Margaret Gossett presided, with Commissioners Gorn, Ruddock, and Joanes (absent) and Chair Hernandez (absent). The primary agenda item was a public hearing on a Use Permit and Parking Exception (PDP-20-036) for the College of San Mateo (CSM) Coastside Education Center at 650 Mill Street. The Commission also heard public comment on a separate matter. Public Comments & Testimony - Mark Masara (Mirmar resident) spoke during general public comment regarding a previous project at 2800 Shams LSA. He requested the Commission's support to remove story poles that have been in place for several years, noting that the house design and footprint are no longer contested and that the poles are expensive to maintain. He asked for removal within the next few weeks. - Jane Lewis (President of the Coastal Arts League) spoke during the public hearing on Item 1.A. She expressed concerns about insufficient parking, noting that the 2020 parking reduction did not account for a CSM extension program. She also highlighted traffic hazards at the intersection of Mill and Parissima, including a lack of stop signs and crosswalks, and suggested parallel parking and a four-way stop. She urged the Commission to address these issues. Discussion Items Item 1.A: College of San Mateo Coastside Education Center (650 Mill Street) - Staff Presentation: Jill Ekas (Community Development Director) presented the project. The site is a new mixed-use building with five residential units and two ground-floor commercial spaces, approved in 2020. CSM proposes to occupy one ground-floor space for a satellite community college, accommodating up to 45 individuals (students and staff). The project requires a Use Permit and an additional Parking Exception beyond the 2020 approval. Staff recommended approval with conditions, including monitoring. - Karen Decker (Economic and Community Vitality Manager) spoke in support, citing the Coastside Recovery Initiative's recommendation to increase access to vocational training and higher education. She noted that the college would generate weekday downtown activity and reduce vehicle trips over the hill. - Applicant Presentation: Richard Storty (Acting President of CSM) emphasized the transformational nature of community college education and the benefits of removing transportation barriers for coastside residents. He stated that CSM serves over 65% students of color and is a Hispanic-serving institution. The college intends to invest in technology and furnishings for a state-of-the-art learning environment. - Commission Discussion: - Parking: Commissioners discussed the adequacy of parking. The site has 5 on-site spaces (shared with residents) and 5 off-site spaces at 655 Miramonte (deed-restricted). CSM plans to direct students to park on Church Street, which has 39 delineated spots and was found to have vacancies during a noon survey. Concerns were raised about potential spillover into Zabala Square (a nearby commercial lot). Commissioner Gorn noted that parking demand is a sign of downtown vitality. - Hours of Operation: The applicant requested hours from 8:00 AM to 7:00 PM Monday through Friday, with Saturday limited to community events and no Sunday use. Staff had proposed 7:00 AM to 10:00 PM. The Commission discussed limiting Friday hours to avoid peak evening parking demand. Commissioner Ruddock noted that many students are working adults who need evening classes. - Intersection Safety: Commissioner Gossett noted that improvements to the Mill/Parissima intersection (crosswalks, stop signs) are needed. Staff confirmed that the city engineer has initiated analysis for a four-way stop and that crosswalk upgrades are planned. The project's street improvements are required before final occupancy. - Monitoring: Commissioner Gossett suggested a more frequent monitoring program, recommending once per semester rather than annually, to ensure parking compliance. Key Outcomes - Motion: Commissioner Ruddock moved to approve the resolution for the Use Permit and Parking Exception with the following amendments: 1. Hours of operation: Monday through Thursday 7:00 AM to 10:00 PM; Friday ending at 6:00 PM; Saturday limited to community events 8:00 AM to 5:00 PM; no Sunday operations. 2. Parking: Clarify that the on-site ADA-accessible space is available to all users; direct faculty and staff to park at the off-site lot at 655 Miramonte (with overflow to Church Street if needed). 3. Monitoring: A monitoring program once per semester for the first year of operation, with CSM proactively informing registered students of parking expectations. - Second by Commissioner Gorn. Vote: 3-0 in favor (Commissioner Joanes and Chair Hernandez absent). - Note: The decision has a 10-calendar-day appeal period. Director's Report - Upcoming meetings: August 22 (Pillar Point Creek bridge repair project), September 12 (joint study session with Architectural Advisory Committee on downtown streetscape master plan). - City Council will consider a response to a civil grand jury report on accessory dwelling units. Planning Commission Communications - Commissioner Ruddock requested a future agenda item for staff to report on the results of soil testing at Poplar Beach (south of the parking lot), related to erosion and the toxic landfill. Staff indicated that the city is engaged with the county and other parties on a broader environmental project.

The Half Moon Bay Planning Commission met on July 14, 2023, at 7:00 PM at the Ted Adcock Community Center and via Zoom. Acting Chair Margaret Gossett presided with Commissioners Hazel Joanes, David Gorn, and Rick Hernandez (teleconferencing from Santa Monica) present. Commissioner Steve Ruddock was absent. The meeting was extended by a 4-0 vote to 11:00 PM to complete the agenda. The commission considered two public hearing items: an extension of a use permit for BK Motors and a coastal development permit for a new residence at 2800 Champs Elysee Boulevard. Public Comments & Testimony - No public comments were made on non-agenda items. - For Item 1B (2800 Champs Elysee), multiple residents spoke against the project unless drainage issues along Pullman Ditch were resolved. John Rossi (2804 Champs Elysee) described nine flood events in two years, stating he opposed the project until the ditch problem is fixed. Beth McEnary expressed concerns about the home's visibility from Highway 1 and its design not fitting the neighborhood. Christopher Davidovich (2810 Alameda) reported $25,000 in flood damage and asked the commission to solve the ditch problem before approving more homes. Brad Steinwein (2801 Champs Elysee) criticized the design as out of character and raised questions about construction staging and drainage. Vic Fletcher (2805 Champs Elysee) cited climate change and urged the city to address storm drainage before construction. Sandy Paley (longtime resident) recounted decades of flooding and called for a halt to further bad decisions. Discussion Items - Item 1A: BK Motors Use Permit Extension – Senior Planner Doug Garrison presented the request to extend a 2018 use permit for a mini-storage facility using shipping containers. The original permit required a five-year review, but staff recommended deleting that condition (Option 1) or extending it (Option 2). The applicant had complied with all conditions, including removing a driveway and installing bollards. No complaints were received. Commissioner Joannes disclosed a site visit and tour with the applicant. Commissioner Gorn disclosed being a customer of BK Motors. The commission discussed the risk of ownership change and the ability to revoke the permit. A motion was made to approve Option 1 (delete the five-year review condition). The motion passed 4-0. - Item 1B: Coastal Development Permit and Architectural Review for 2800 Champs Elysee – Senior Planner Scott Phillips presented a revised proposal for a 4,710-square-foot contemporary home and garage on a 30,300-square-foot lot. The project had been redesigned three times, reduced by 2,000 square feet, and reviewed by the Architectural Advisory Committee (AAC) twice. Key issues raised by the public and commissioners included drainage from the site into Pullman Ditch, adequacy of dry wells, design compatibility with the neighborhood, and the need for a regional drainage plan. Public Works Director Maz Bosarginia confirmed that the drainage design met the 10-year, 2-hour storm standard but would not solve the larger ditch flooding problem. The applicant, Mark Massara, noted that the site is 36 feet in elevation and runoff would be directed away from the ditch via dry wells and overflow to the south. He offered a 30-foot easement for future flood control. Commissioner Joannes raised detailed questions about dry wells, groundwater, the need for updated soils analysis, and the distinction between buffer and easement. Commissioner Gorn argued that approving the project would violate the Local Coastal Program (LCP) policies on shoreline hazards and drainage. Commissioner Hernandez expressed concern about creating a wetland from diverted water. After extensive discussion, a motion to continue the item to a date uncertain was made by Commissioner Gorn and seconded. The applicant objected, preferring a denial to appeal. The motion passed 4-0. Key Outcomes - Item 1A (BK Motors): Approved Resolution P-23-08, deleting the condition requiring a five-year review (Condition E10). The use permit remains in effect with all other conditions. Vote: 4-0. - Item 1B (2800 Champs Elysee): Continued to a date uncertain by a 4-0 vote. Staff was directed to address technical questions regarding dry well sizing, soil percolation, groundwater impacts, and to consider a broader assessment of drainage in the Pullman Ditch area. The item will be rescheduled for a future meeting. - The minutes from June 13, 2023, were not approved due to lack of a quorum (two commissioners absent from that meeting) and were tabled to the next meeting. - The meeting adjourned at approximately 11:00 PM without reaching Item 1C (General Plan Conformance for easement acquisition) or the Director's Report.

The Half Moon Bay Planning Commission met on June 15, 2023, at 6:30 PM at the Ted Adcock Community Center and via Zoom. Commissioners Rick Hernandez (Chair), David Gorn, and Steve Ruddock were present; Vice Chair Margaret Gossett and Commissioner Hazel Joanes were absent. The meeting covered two public hearing items: the Capital Improvement Program (CIP) for Fiscal Year 2023-24 and the Pacific Coast Bicycle Connectivity North Project / Eastside Parallel Trail. Both items were approved unanimously. Consent Calendar - Approval of Minutes (May 23, 2023): Moved and seconded, approved unanimously (3-0). Public Comments & Testimony - Carlisle Ann Young (public comment): Expressed concern about stormwater funding, noting that the stormwater improvements appeared largely unfunded ("like a wish list"). She also asked about plans to mitigate flooding at Moon Ridge, a 160-unit parcel that experienced severe flooding in January 2023, and whether the city is considering annexing Moon Ridge. Staff clarified that Moon Ridge is outside city limits and that stormwater master planning will address watersheds comprehensively. Discussion Items 1.A. Capital Improvement Program Fiscal Year 2023-24 General Plan Conformance - Staff Presentation (Maz, Public Works Director): Reviewed the CIP, a tool for managing capital projects and securing grants. Divided into projects (larger one-time improvements) and programs (ongoing smaller capital and maintenance). Categories include stormwater, economic development, operations, parks, facilities, sewers, streets, and trails. Accomplishments for FY 2022-23 were limited due to heavy rains, but included downtown street can replacement, draft Climate Action Plan, MacDutra restroom remodel, Kelly Avenue crosswalks, and Smithfield Site Assessment Master Plan. Upcoming projects for FY 2023-24 include stormwater master plan update, Smith Field Park Phase I, Poplar Complete Street Phase I, Highway 1 Safety North project, Eastside Parallel Trail segments, and Seymour Ditch repairs. - Commissioner Discussion: Commissioner Gorn emphasized the role is to check consistency with the General Plan, not prioritize funding. Commissioner Ruddock noted the absence of Pullman Ditch (a private conveyance) and Wavecrest Trails on the CIP, and asked about coordination with the county on flooding impacts. Commissioner Gorn raised concerns about the lack of a trail connection from Moonridge to Main Street, and the need to incorporate the "town boulevard" concept into planning. Staff responded that the stormwater master plan will consider watershed-based limits, and that funding for the southern trail connection was sought but not yet received. - Vote: Motion to adopt the resolution finding the FY 2023-24 CIP projects consistent with the General Plan. Seconded. Roll call: all three commissioners voted yes. Passed 3-0. 1.B. Pacific Coast Bicycle Connectivity North Project / Eastside Parallel Trail - Initial Study/Mitigated Negative Declaration and Coastal Development Permit - Staff Presentation (Doug Garrison, Planner; Maz): The project is a 0.3-mile Class I shared-use bike trail along Caltrans right-of-way, from near Rocket Farms to Alto Road, connecting to a recently completed county trail. It includes a single-span bridge over Roosevelt Creek and boardwalk structures over informal drainage ditches. Funding came from regional partners ($980,000 from San Mateo County Transportation Authority, $350,000 from MTC, $35,000 local match). Key environmental issues: impacts to riparian willows, mitigated off-site at 880 Stone Pine (corporation yard) with a 3:1 replacement ratio. The bridge uses concrete piers set back 6-8 feet from the creek bank. The project will require a streambed alteration agreement from CDFW. No comments questioning the adequacy of the CEQA document were received from Caltrans or the Coastal Commission; their comments were about encroachment permits and LUP consistency, which were addressed. - Commissioner Discussion: Commissioner Ruddock asked about the location of boardwalk structures; staff explained they would cross east-west drainage ditches. Commissioner Ruddock also raised safety concerns about vehicle-bike conflicts at driveway crossings, especially near nurseries with afternoon traffic. Staff responded that the design includes a raised continental crosswalk with rumble strips and high-visibility markings, and that one driveway will be removed. Commissioner Gorn noted the three-to-one mitigation ratio and confirmed the 880 Stone Pine site has enough room. He also suggested adding interpretive signage to qualify under the riparian trail exception (LUP Policy 647A). - Vote: Motion to adopt the Mitigated Negative Declaration and associated Mitigation Monitoring and Reporting Program, and approve the Coastal Development Permit. Seconded. Roll call: all three commissioners voted yes. Passed 3-0. Key Outcomes - CIP FY 2023-24: Approved resolution finding projects consistent with the General Plan (3-0). Staff will continue to pursue funding for stormwater master plan updates and southern trail connections. - Eastside Parallel Trail North: Approved Mitigated Negative Declaration and Coastal Development Permit (3-0). Construction to begin after permitting, with off-site mitigation at 880 Stone Pine. Staff will evaluate safety improvements at driveway crossings. - Upcoming Meetings: The June 27, 2023 meeting was cancelled. Next meeting scheduled for July 11, 2023, with a potential special meeting on August 10, 2023, focused on the Hyatt Place project. - Director's Report: The Housing Element has been submitted to HCD for a 90-day review. The Architecture Advisory Committee reviewed 555 Kelly design. The Streetscape Master Plan kickoff occurred. The Safety Element update is in development with nine agencies.

Note: The agenda and transcript indicate the meeting was held on Tuesday, May 23, 2023. The instruction for this summary, however, specifies the date as May 24, 2023. This summary uses that date per the instruction, but the discrepancy is noted. The Half Moon Bay Planning Commission met on May 24, 2023 (as specified), with Chair Rick Hernandez participating remotely from Charlotte, NC, and Vice Chair Margaret Gossett serving as Acting Chair. All five commissioners were present. The meeting covered the approval of previous minutes, a notification of a temporary use permit, and a public hearing for a coastal development permit, height variance, and architectural review at 8 Jenna Lane. After lengthy deliberation, the commission approved the project without the height variance, subject to further review by the Architectural Advisory Committee. Consent Calendar - Approval of Minutes (April 25, 2023): The draft minutes from the April 25, 2023 meeting were approved unanimously (5-0) on a motion by Commissioner Ruddock, seconded by Commissioner Joannes. Public Comments & Testimony - No members of the public spoke during the public comment period or on the agenda items. Discussion Items - Notification of Director's Intent to Approve a Temporary Use Permit (PDP-23-024) – 2 Miramontes Point Road: Planner Chloe Wilson presented the notification for a temporary tent structure at the Old Course at Half Moon Bay Golf Links, including two ancillary tents, for up to 90 days from late July to late October 2023. This permit has been approved annually by the director since 2006. Chair Hernandez and Commissioner Ruddock suggested delegating this to the planning director to reduce costs, but acknowledged it would require a code amendment. No action was required by the commission; the item was for notification only. - Public Hearing Item 1A: Coastal Development Permit, Height Variance, and Architectural Review (PDP-21-062) – 8 Jenna Lane: The applicant, Susan Boyer, proposed a 3,783 sq. ft. two-story single-family residence and a 700 sq. ft. detached accessory dwelling unit (ADU), with two side-loaded garages, on a 30,000 sq. ft. lot in the Matucci PUD. The project required a height variance of 4 ft 10 in for an enclosed stairway to a roof deck, exceeding the 22-ft height limit set by the Matucci Neighborhood Agreement (now codified in the Local Coastal Land Use Plan). The Architectural Advisory Committee (AAC) had unanimously endorsed the design. City staff recommended approval with the variance. Several commissioners expressed concerns about the height variance, particularly regarding its visibility from the public view corridor (Pine Avenue) and the precedent it would set. Commissioner Gorn and Joannes were opposed; Chair Hernandez and Ruddock supported it. The first motion (by Commissioner Ruddock) to approve the project as presented (including the variance) failed 2-3 (Ruddock and Hernandez yes; Joannes, Gorn, and Gossett no). After further discussion, the applicant's architect, Stuart Grunot, presented an alternative plan that eliminated the height variance by lowering the stair tower to 22 ft and substituting a circular stair from the rear deck. A second motion (by Commissioner Ruddock, seconded by Commissioner Joannes) was made to approve the project without the variance, with conditions: (1) the landscaping condition (Condition 6) to be amended to require staff review of planting plans for the 7-ft height limit per the Matucci agreement; (2) the revised plans (without the variance) be referred to the AAC for a final design review, with staff delegated authority to approve any minor modifications; and (3) all other conditions of approval as drafted. The motion passed unanimously 5-0. Key Outcomes - Temporary Use Permit: No action taken; notification only. The director will proceed with approval. - 8 Jenna Lane Project: Approved (5-0) with the following modifications: - Height variance denied. - Project to be built per the revised plans shown at the meeting (stair tower at 22 ft, circular stair from rear deck). - Condition 6 amended to require staff verification that landscaping complies with the 7-ft mature height limit of the Matucci Neighborhood Agreement. - Plans to be submitted to the Architectural Advisory Committee for review; staff may approve minor changes without returning to the Planning Commission. - The 10-day appeal period to the City Council and subsequent appeal to the California Coastal Commission apply. - Director's Report: Housing Element update – 30-day comment period ended May 16; target submission to HCD is May 31. 555 Kelly Avenue (40-unit affordable housing project) will have an AAC review on June 8. Upcoming planning commission meetings include the Capital Improvement Program (June 13) and the Eastside Parallel Trail (June 13). The Hyatt project final EIR is nearing completion; scheduling is being adjusted to ensure a full commission. - Commissioner Communications: Commissioner Joannes reported on a tour of the SAM wastewater treatment plant and observed erosion at the Seymour landfill and at the steps to Poplar Beach. Chair Hernandez requested a methane study include the Seymour landfill. Staff will coordinate with the city engineer and San Mateo County.

The Half Moon Bay Planning Commission met on Tuesday, April 25, 2023, at 7:00 PM in a hybrid format. Commissioners present were Vice Chair Margaret Gossett (acting as Chair), Commissioner Hazel Joanes, and Commissioner Steve Ruddock. Chair Rick Hernandez and Commissioner David Gorn were absent. The meeting included a study session on SB 743 and Vehicle Miles Traveled (VMT) updates, a continuance of a project, a director's report, and commissioner communications. Consent Calendar - Approval of Minutes (March 28, 2023): Motion to approve the minutes was made, seconded, and passed with a unanimous vote (3-0). Public Comments & Testimony - No members of the public spoke during the public comment period or the public hearing for the SB 743 study session. Discussion Items - Study Session on SB 743 and CEQA Transportation Updates: Staff presented on the shift from Level of Service (LOS) to Vehicle Miles Traveled (VMT) for CEQA transportation impact analysis. The presentation covered VMT metrics, screening exemptions (e.g., projects generating fewer than 110 trips per day, 100% affordable housing, local/regional retail under 10,000 sq ft), threshold setting (proposed 15% below city average), and potential mitigation programs. Staff noted that VMT analysis will require hiring a consultant to develop a travel demand forecasting model, and that a final policy will be brought back for Commission feedback. - Commissioner Questions and Comments: - Commissioner Ruddock asked about how hotels/motels and retail employees would be treated in VMT analysis; staff noted no set methodology exists and these are handled on a case-by-case basis. - Commissioner Joanes shared that at a League of Cities training, hotels/motels were not typically considered, and some cities require transit shuttles for employees. She also asked about the timeline for hiring a consultant and the need for a policy update. - Staff (Jill) clarified that the VMT policy would update the General Plan's circulation element but would not require an amendment to the Local Coastal Land Use Plan, which already anticipates VMT standards. - Commissioner Joanes asked how tourism would factor into VMT; staff acknowledged the challenge of rural location and the potential for mitigation programs like bike lanes or shuttle pilots. - Commissioner Joanes emphasized that LOS and VMT address different concerns (safety vs. emissions) and should work together. Key Outcomes - Continuance of Item 1.B (8 Jenna Lane Project): The Commission voted unanimously (3-0) to continue the project to the May 23, 2023 meeting, upon the applicant's request. - Next Steps: Staff will continue developing the VMT policy, explore technical assistance through MTC, and return to the Commission before policy adoption. The Commission will meet with City Council on May 9 for a joint work session on the Housing Element. A community meeting regarding the corp yard housing site is scheduled for May 8 at 6:30 PM at Ted Adcock Community Center.