Public Meetings - Half Moon Bay, California

The Half Moon Bay Planning Commission met remotely via Zoom on May 25, 2022. The published agenda listed the meeting as May 24, but the official source date is May 25. The commission approved the May 10 minutes, acknowledged a temporary use permit notification, received a presentation on the Coastside Recovery Initiative, and adopted a resolution finding the FY 2022-23 Capital Improvement Program consistent with the General Plan. All votes were unanimous. Consent Calendar - Approval of Minutes (May 10, 2022): Motion by Vice Chair Hernandez, seconded by Commissioner Gossett. The minutes were approved with Commissioner Benjamin abstaining because he was absent for a substantive portion of that meeting. Vote: 4-0-1 (Gossett, Reddick, Hernandez, Gorn yes; Benjamin abstaining). Public Comments & Testimony - Non-agenda public comment: No speakers at the beginning of the meeting. - Ocean Colony Tent TUP: No public comments. - Coastside Recovery Initiative: No public comments. - Capital Improvement Program: No public comments. - Late public comment (non-agenda): Michelle Jagini spoke during an extended public comment period at the end of the meeting. She reported meeting with Bob and Jim Pruitt about coastal trail signs, stated that the 15 mph signs are legitimate, and that the Harbor District will recommend approval of a new business coastal crew. She also urged community members to attend the Midcoast Community Council meeting to oppose variable message signs (VMS) in the county area. Discussion Items - Temporary Use Permit – Ocean Colony Tent (PDP-22-014): Staff reported this was a repeated annual event. The commission acknowledged receipt of the Director's intent to approve the temporary use permit for the tent at 2 Miramontes Point Road, noting compliance with zoning code and fire district review. Commissioner Benjamin confirmed fire lane access and fire code compliance. Motion approved unanimously (5-0). - Coastside Recovery Initiative: Staff (Karen Decker, Senior Management Analyst) and consultant Erica Wood presented the economic recovery plan. Key points: - The initiative is a City Council priority, in partnership with the Half Moon Bay Coastside Chamber of Commerce and San Mateo County, covering the region from Devil's Slide to the county line and east to Skyline Boulevard. - Goals: help businesses recover from COVID and build an equitable economy. The regional cost of living is nearly 80% higher than the U.S. average. - Outreach included an open house with nearly 200 participants, a task force of community members, more than 20 convenings, key informant interviews, focus groups, and learning tours. - 15 recommendations were developed across four working teams: Innovate, Thrive, Vibrant, and Eco. - A new farm worker cooperative was launched to help farm workers become farm owners, increasing incomes from an average of $30,000 to $60,000 annually. - $250,000 has been approved in the CIP for downtown streetscape redesign; the Make It Main Street series continues; a Pescadero community plaza is planned. - The County Board of Supervisors approved $2.5 million for a business assistance center. - A workforce development roundtable was created, and a partnership with the College of San Mateo aims to bring classes back to the coast after 11 years without a higher education presence. - Carter Park groundbreaking occurred; the renovation will have community and economic benefits. - Commissioners expressed strong support and asked questions about the Paycheck Protection Program, sustainable power and battery backups, childcare, and downtown revitalization. Commissioner Benjamin also raised legal questions about gifts of public funds; City Attorney Winter King responded that it is a case-by-case analysis. - Capital Improvement Program (CIP) FY 2022-23 General Plan Conformance: Staff (Maz) presented the annual CIP. Highlights: - Completed projects: Highway One South (accepted April 19, 2022), Ocean Colony Pump Station ($2.2M, completed Dec 2021), Sheriff substation renovation ($250K, accepted March 1), Poplar Beach Access Parallel Path ($160K, accepted January). - Upcoming: Stormwater Master Plan update, Kehoe Pillar CEDES outfall repair, 555 Kelly affordable housing (RFP closed), Carter Park construction (WICMAN Construction), Corporation Yard improvements, Highway One North improvements ($12M total, with $1.8M for class one trail), Coastal Trail overlay. - FY 22-23 budget: Parks & Trails $1.2M; Streets $1.4M, of which 35% is for bike/ped elements. Vice Chair Hernandez noted roughly 31% of the total capital budget is for trails/ped/bike. - Commissioners asked about the definition of capital improvements, specifically the inclusion of IT, fleet, and emergency response programs. Staff explained these are capital assets/expenditures and the inclusion increases transparency. - Recusals: Commissioner Benjamin recused from discussion of the Kehoe Watershed project; Commissioner Reddick and Vice Chair Hernandez recused from discussion of the Poplar Complete Streets project. The commission discussed the package as a whole and all commissioners voted. - Motion to adopt Resolution (Attachment 1) with General Plan consistency findings was made by Commissioner Benjamin and seconded by Commissioner Reddick. Vote: 5-0 in favor. Key Outcomes - Minutes approved 4-0-1. - Acknowledged the Director's intent to approve the Ocean Colony Tent Temporary Use Permit (unanimous). - No formal action on the Coastside Recovery Initiative; commissioners received the report and provided feedback. - Adopted Resolution finding the FY 2022-23 CIP consistent with the General Plan (unanimous). - Director's Report noted upcoming meetings: June 2 ethics training (6-8 p.m.), June 14 planning commission; Coastal Commission actions on short-term rental and ADU ordinances; 555 Kelly RFQ closed; no appeal on Measure D; staffing updates. - Commissioner communications included discussions of e-bikes and VMS signs, with staff indicating future planning commission involvement. Director's Report & Communications - Next Planning Commission meeting: June 14, 2022; special ethics training June 2, 6-8 p.m. - Architectural Advisory Committee reviewing remodels at 500 Roosevelt and 775 Railroad Avenue. - Coastal Commission: short-term rental ordinance extended; ADU ordinance scheduled for June 10 certification; 555 Kelly RFQ closed; no appeal on Measure D. - City council budget and CIP final approval pending.

The Half Moon Bay Planning Commission met remotely on Tuesday, May 10, 2022, at 7:00 PM (meeting concluded at approximately 7:50 PM) to consider a single public hearing item: ratification of the 2022 Measure D allocations for residential units outside of downtown. Due to a 41-application demand—the highest in the history of Measure D—staff recommended approval of 23 allocations. After public comment and deliberation, the commission voted 3-0 (with one recusal) to adopt the resolution. Commissioner Benjamin recused himself from the entire item to avoid the appearance of a conflict, noting his close friendship with one of the applicants. Consent Calendar - Approval of Minutes (April 26, 2022): The minutes were approved unanimously by a 4-0 vote. Public Comments & Testimony - Trish Holmes (applicant): Expressed strong support for the Measure D program as an affordable housing opportunity, sharing a personal story about her mother's housing struggles and pledging to help others if awarded an allocation. - Warren Donald (applicant from Miramar): Raised concerns about the scoring system, stating that city staff used a different definition of "development" than the one in the Local Coastal Program (LCP), which he believed cost him a few points. He indicated he would appeal to the City Council if not approved. Discussion Items - Measure D Allocation Ratification (Item 1.A): - Staff Presentation (Jill Ekas, Community Development Director, and Scott Phillips, Associate Planner): - Explained Measure D's growth control mechanism, which provides 46 allocations downtown (23 base + 23 bonus) and 23 outside downtown. The city has issued all but two downtown allocations. 41 request applications were received for outside downtown, the highest demand ever. - The recommended list includes 3 single-family residences with ADUs, 12 ADUs, 1 duplex with an ADU conversion on Main Street, and 3 farm worker housing units, totaling 23 allocations. - Staff noted that single-family residences without ADUs scored lower than those with ADUs, and smaller lots with better walkability scored highest. - Staff discussed future improvements to the scoring system, noting that changes would require an amendment to the Subdivision Ordinance and certification by the Coastal Commission. - Commission Deliberations: - Commissioner Ruddick praised staff's efforts and sided with staff on the "open space" interpretation, arguing that the scoring rewards infill as voters intended. - Commissioner Gossett also thanked staff and requested the attorney's opinion on the open space definition. - Deputy City Attorney Winter weighed in, stating that the city has discretion to interpret its code reasonably, and staff confirmed that even if the contested points were awarded, the outcome would not change. Key Outcomes - Motion to Approve Resolution (Commissioner Ruddick, seconded by Commissioner Gossett): Approved 3-0 (Commissioner Benjamin recused). The resolution ratifies the January 2022 Measure D allocations for residential units outside downtown. - Staff announced that a contract planner will process ADUs for successful applicants, and rejected applications may be deferred to the January 2023 window. Administrative Updates - Director's Report: Next meeting in two weeks will include the Capital Improvement Program and a presentation from the Coastside Recovery Initiative. City Council approved the work plan, with the housing element to be completed over the next six months. An ethics training for commissioners is scheduled for June 2, 2022, from 6-8 PM. - Adjournment: Motion approved 3-0, meeting adjourned at approximately 7:50 PM.

The Half Moon Bay Planning Commission met on April 27, 2022 to consider two public hearing items: a coastal development permit for a new residence at 549 Grove Street and a coastal development permit for the Downtown Sidewalk and Parklet Activities Program. The meeting was conducted remotely. Both items were approved unanimously. Consent Calendar - The minutes from the April 12, 2022 meeting were approved unanimously (5-0). Commissioner Benjamin recused himself as he was not present at that meeting. Public Comments & Testimony - Item 1B (Parklet Program): Crystal from the Chamber of Commerce expressed support for the program, praising staff work and noting that existing parklets have received positive feedback. - Item 1B: Robin Moody, a local resident, voiced concerns about parking, questioning the timing of the parking survey (noting it was conducted in winter/COVID, though staff clarified it was August/September 2019) and fearing loss of parking spaces and change to the small-town character. He requested more information before approval. Discussion Items - Item 1A: 549 Grove Street – New Single-Family Residence Staff presented a proposal for a 1,704 sq ft two-story home on a severely substandard 3,450 sq ft lot. The project includes frontage improvements, a lot merger, and meets zoning requirements and design guidelines. Commissioners discussed the building's height, views from Highway 1 and the Naomi Patridge Trail, acoustic analysis, and the three-foot western setback. Commissioners praised the design but raised concerns about potential noise from future Highway 1 expansion. The applicant's acoustic consultant confirmed that the stone wall is not necessary to meet noise standards. Commissioners ultimately commended the project and moved to approve. - Item 1B: Downtown Sidewalk and Parklet Activities Program Staff presented a program to allow parklets, sidewalk cafes, and outdoor retail/activities in the downtown area (300-700 blocks of Main Street and side streets). The program includes a 20% per-block cap on parking space conversion, requirements for ADA and EV spaces, employee parking plans, and fee structures with discounts for public-use parklets. Commissioners discussed public vs. private use, noise management, and parking impacts. The parking survey conducted in August/September 2019 (pre-COVID) showed adequate parking even on busy days. Commissioners expressed strong support for the program, emphasizing its benefits for downtown vibrancy and business recovery. Key Outcomes - Item 1A: Motion to approve the resolution for coastal development permit and architectural review for 549 Grove Street carried 5-0. - Item 1B: Motion to approve the resolution for the Downtown Sidewalk and Parklet Activities Program (Coastal Development Permit) carried 5-0. - The Director’s Report noted upcoming items: Measure D allocations on May 10, AB 1234 training, architectural advisory committee items, and progress on ADU ordinance and short-term rental ordinance.

This meeting of the Half Moon Bay Planning Commission was held remotely via Zoom on April 13, 2022. The commission addressed a continued coastal development permit for a single-family residence and ADU at 909 Grand View Boulevard, postponed the Measure D allocation ratification, and approved a general plan conformance determination for a city property acquisition. All votes were unanimous (4-0) with Vice Chair Hernandez absent and Commissioner Ruddock recusing himself from the last item. Consent Calendar - Approved the draft minutes of March 29, 2022, with a minor clarification regarding a reference to "wetlands" versus "woodlands" in the discussion. The minutes were approved 4-0. Public Comments & Testimony - General Public Comment: No speakers for items not on the agenda. - Measure D Allocation Ratification (Item 1.B): The commission brought this item forward for public comment before continuing it. Kit Cutler, an ADU applicant, expressed concern about the two-step evaluation process and asked for future improvements. Staff Director Jill Ekas acknowledged the workload and apologized for the delay, noting that the item would be heard on May 10, 2022. Discussion Items 909 Grand View Boulevard – Coastal Development Permit & Architectural Review (Continued from August 10, 2021) - Staff Planner Scott Phillips presented revised plans that reduced the total square footage by approximately 200 sq ft, increased the westerly side setback from 6 to 7 feet, removed windows, and lowered roof height. The project was reviewed by the Architectural Advisory Committee, which unanimously supported the design. - A revised wetland delineation confirmed the original boundary with minor modifications. Biologist Ivan Parr explained that soil samples from February 2022 confirmed no additional wetlands on the site, addressing previous concerns about a potential wetland patch (Wetland 4) that had been filled. - Commissioner Benjamin asked about the distance from a riparian corridor to the development; staff confirmed it exceeded the required 50-foot riparian buffer. - Commissioner Gossett raised the issue of long-term enforcement of the wetland buffer. The city attorney noted that conditions of approval run with the land and are enforceable. - The applicant's attorney, Camus Steinmetz, urged approval, noting the applicant's voluntary design changes and cooperation. - The commission discussed adding a permanent plaque on the split rail fence to notify future owners of the buffer restrictions. The applicant opposed, but the commission added the condition and approved the motion 4-0. Measure D Ranking Ratification (Postponed) - The commission voted to bring the item forward for public comment only, then continued it to May 10, 2022, to allow more time for staff to review applications and coordinate with applicants. General Plan Conformance for City Property Acquisition (West of Railroad) - Staff Director Jill Ekas explained that the city is acquiring four parcels under the Regional Public Recreation land use designation. The commission was asked to find the acquisition consistent with the General Plan/Local Coastal Land Use Plan. - Commissioner Benjamin supported the acquisition, noting its role in addressing erosion and furthering public recreation. - The commission approved the resolution 4-0 (Commissioner Ruddock recused himself due to proximity of his residence). Director's Report - Jill Ekas provided updates on upcoming agenda items: downtown sidewalk and parklet program (April 26 single-family home on Grove), Measure D presentation (May 10), housing element work, and ADU ordinance re-adoption after Coastal Commission certification. She also reported on fuel load modification coordination with the fire district, including mapping of ESA overlaps and grazing programs. Key Outcomes - Minutes approved 4-0. - 909 Grand View Boulevard: Approved 4-0 with an additional condition requiring a permanent plaque on the split rail fence indicating the wetland buffer restrictions. - Measure D Allocation Ratification: Continued to May 10, 2022, after public comment. - West of Railroad Property Acquisition: General plan conformance approved 4-0.

The Half Moon Bay Planning Commission held a special meeting on April 6, 2022, at 7:00 PM via teleconference. The primary agenda item was the City Corporation Yard Upgrade Project, including consideration of an Initial Study/Mitigated Negative Declaration, Coastal Development Permit, Architectural and Site Design Review, and Tree Removal Permit. The commission also approved the minutes from the March 22, 2022 meeting and received a director's report on upcoming items. After public testimony and extensive deliberation, the commission voted unanimously (5-0) to approve the project with specific modifications to the wildlife corridor and a corrective amendment to a mitigation condition. Consent Calendar - Approval of minutes from the March 22, 2022, meeting: motion by Commissioner Benjamin, second by Commissioner Gossett. All present commissioners voted yes (Commissioners Gorn and Ruddock abstaining as they were absent for that meeting). The motion carried. Public Comments & Testimony - Mike Ferrera addressed the commission, expressing concern about the proposed road realignment. He argued that rerouting the access road would cut off a piece of flat ground that currently has no habitat value and could be used for future city purposes such as affordable housing or community gardens. He recommended retaining the existing road alignment to preserve a larger contiguous parcel for future evaluation. Discussion Items - City Corporation Yard Upgrade Project (PDP-21-053): Senior Planner Doug Garrison presented the project, along with Public Works Director Todd and other consultants. The project involves upgrading the existing corporation yard at 880 Stone Pine Road, including construction of a 6,750-square-foot tension fabric building, a solar array, a trash enclosure, parking lot improvements, and a wildlife corridor with a tunnel under the access road for San Francisco garter snakes and California red-legged frogs. The project also requires removal of 16 trees (three of which are heritage native trees) and will replace them at a 10:1 ratio for natives (30 trees) plus additional mitigation trees funded by PG&E. - The presentation included a response to comments from the California Department of Fish and Wildlife and Caltrans, and clarified that the project does not preclude future use of the western portion of the site for affordable housing (which is being studied separately). - Commissioners asked questions about the wildlife corridor, the pond buffer, the road alignment, tree planting locations, and the feasibility of future affordable housing. Consultant Dr. Mark Jennings and Jessica Henderson McBean (SWCA) provided expert input on biological resources. Dr. Jennings confirmed that the expanded corridor (moving the fence line to the access road) would be beneficial and would likely be viewed favorably by CDFW. He also addressed concerns about the tunnel creating an attractive nuisance for predators, stating the low frog population minimizes that risk. - The commission discussed modifying the wildlife corridor from the original 50-foot wide corridor (shown in green) to an expanded corridor along the access road alignment (shown in a new blue line on the supplemental staff report attachment). Staff and the public works director indicated flexibility to adopt the expanded corridor. - Commissioner Benjamin noted a minor error in mitigation condition Bio-2, where subpart H incorrectly referred to parts H and I instead of I and J; staff confirmed the correction. Key Outcomes - The commission moved and seconded (Commissioner Benjamin motion, Vice Chair Hernandez second) to adopt the Initial Study/Mitigated Negative Declaration, approve the Coastal Development Permit, Architectural and Site Design Review, and Tree Removal Permit, with the following modifications: 1. Adoption of the expanded wildlife corridor as shown in the attachment to the supplemental staff report (March 29, 2022 version). 2. Amendment of mitigation condition Bio-2, subpart H, to correctly reference subparts I and J. - The motion passed unanimously (5-0): Commissioners Ruddock, Gossett, Benjamin, Vice Chair Hernandez, and Chair Gorn all voted yes. - The project timeline is tight: loan proceeds must be drawn by August 22, 2022, and construction completed by end of July 2022 to meet lender obligations. The project will proceed subject to appeal periods and bidding.

Note: The agenda and raw transcript identify this meeting as Tuesday, March 22, 2022, while the supplied meeting timestamp is March 25, 2022. This summary uses the supplied date in the title and notes the discrepancy. The Half Moon Bay Planning Commission met remotely, with Acting Chair Rick Hernandez presiding. The brief meeting included the swearing-in of new Planning Commissioner Margaret Gossett, unanimous approval of prior meeting minutes, a continuance of the 880 Stone Pine Corporation Yard Upgrade Project to a special meeting on March 29, 2022, and several administrative reports. No public comments were made. Consent Calendar - The draft minutes from the March 8, 2022 meeting were approved unanimously by the two commissioners present who had attended that meeting (Vice Chair Hernandez and Commissioner Benjamin). Public Comments & Testimony - No members of the public spoke during the general public comment period, and no public testimony was taken on the continued public hearing item. Oath of Office - New Commissioner Margaret Gossett was administered the oath of office, affirming support for the U.S. and California constitutions. She was welcomed by Acting Chair Hernandez and Commissioner Benjamin, and her seating established a quorum. Public Hearing Item: 880 Stone Pine Corporation Yard Upgrade Project (PDP-21-053) - Public Works Superintendent Todd Seeley, representing the applicant (City of Half Moon Bay), requested a continuance to a date certain within 10 days, specifically a special meeting on Tuesday, March 29, 2022 at 7:00 p.m. - The reason for the continuance was that staff needed more time to work through project details related to a comment letter received from the California Department of Fish and Wildlife. - Staff’s original recommendation was to adopt an Initial Study/Mitigated Negative Declaration and approve a Coastal Development Permit, Architectural and Site Design Review, and Tree Removal Permit. The revised recommendation was to continue the item. - The commission agreed to continue the item without conducting the public hearing. Commissioner Gossett made her first motion to continue to March 29, seconded by Commissioner Benjamin; the motion passed 3-0 (Commissioners Gossett, Benjamin, and Hernandez voting yes). Planning Director's Report - Planning Director Jill? (last name not stated) reported on a City Council study session earlier that day regarding budget priorities for the next fiscal year, which will include work on affordable housing and the housing element. - Upcoming work includes the housing element, implementation of the land use plan, a new zoning map, land use designations such as rural coastal, a workforce housing overlay, downtown up-zones from R2 to R3, and plan development area updates. - The director noted that both the housing element and implementation plan will need CEQA coverage, and a contract environmental consultant with housing element experience is being brought on. - Agenda forecast: a special meeting on March 29 for the continued project; April 12 for Measure D rankings; and April 26 for a parklet/sidewalk cafe program public hearing. - The building electrification ordinance and the PV/EV ordinance have been adopted. Possible training opportunities include AB 1234 ethics training and CEQA training. - Architectural Advisory Committee (AAC) meetings will move to the fourth Thursday of the month starting in April; a special AAC meeting was scheduled for March 23 at 8:30 a.m. Staff encouraged commissioners to observe AAC meetings. Commissioner Communications - Commissioner Benjamin requested a PDF copy of the League of Cities planning commissioner handbook; staff agreed to investigate. - Benjamin also suggested training on hazards or the safety element, noting the commission’s existing in-house expertise could be complemented. - Acting Chair Hernandez and Commissioner Benjamin mentioned possible travel in April, and staff reminded them that pandemic-era Brown Act rules still allow remote participation from any location. Key Outcomes - Swore in Commissioner Margaret Gossett. - Approved the March 8, 2022 minutes unanimously (2-0). - Continued PDP-21-053, the 880 Stone Pine Corporation Yard Upgrade Project, to a special meeting on March 29, 2022 at 7:00 p.m. by a 3-0 vote. - Adjourned unanimously; the meeting was noted as nearly the fastest commission meeting on record.

The Half Moon Bay Planning Commission held a remote meeting via Zoom on March 8, 2022, at 7:00 PM. Commissioners discussed and approved a mixed-use development at Main and Kelly Avenue and a resolution regarding general plan conformance for property acquisition west of Railroad Avenue. Public comments were heard on both items. The meeting concluded with a director's report and future agenda items. Public Comments & Testimony - General Public Comment: Bill (sore feet fleet) reported a broken Zoom link on the city website and requested it be fixed. - Item 2.A – Main and Kelly Mixed-Use Project: - Sarah Vila, a neighbor, expressed support for the project, commended the applicant for addressing past concerns, and requested enhanced landscaping and privacy measures between the residential building and neighboring properties. - Sarah Bueller, a direct neighbor, spoke in favor of the project, highlighting the developer's responsiveness and requesting a 6-foot fence and landscaping for privacy. Discussion Items - Item 2.A – Mixed-Use Project at Main and Kelly (PDP-20-051): Staff presented the project, which includes a historic building renovation, a new residential building, and commercial space. The parking calculation no longer required an exception. Commissioners discussed parking, design, ADA compliance, and conditions. Following public comment, a motion was made to approve with conditions including all-electric appliances (except HVAC), a photovoltaic array, and the recommended fence and landscaping. The motion passed 4-0. - Item 2.B – General Plan Conformance for Railroad Avenue Parcels: Staff presented a resolution finding that the city's acquisition of five parcels west of Railroad Avenue conforms to the General Plan and Local Coastal Land Use Plan. Commissioner Reddick initially stated recusal due to proximity but participated in discussion and voting. A motion to adopt the resolution passed unanimously (5-0). Key Outcomes - Item 2.A: Motion to approve the mixed-use project with conditions passed 4-0 (Commissioners Reddick, Benjamin, Hernandez, and Gorn in favor). - Item 2.B: Motion to adopt resolution 2022-03 finding General Plan conformance for the property acquisition passed 5-0. - Director’s Report: Staff noted upcoming items for future meetings.

The Half Moon Bay Planning Commission held a remote meeting on Tuesday, February 22, 2022, at 7:00 PM. The meeting included a study session on a proposed Downtown Parklet and Sidewalk Cafe Program, receipt of the 2021 Housing Element Annual Progress Report, approval of prior meeting minutes, and a director's report. The meeting adjourned by 10:30 PM. Consent Calendar - Approval of Minutes (February 8, 2022): Commissioner Benjamin moved to approve the minutes with a red-line correction clarifying a bullet about trees in traffic circles. Due to recusals from Commissioners Ruddock and Hernandez for the prior meeting, only Commissioners Benjamin and Gorn voted. The motion passed unanimously. Public Comments & Testimony - Joe Pacini (Sacrilege Brewery): Expressed strong support for the parklet program, stating his business survived due to the parklet during COVID. He asked about mandatory barrier requirements and license agreements, and advocated for more permanent structures. He noted that six tables in one parking space produced significant income. - Margaret Gossett (Resident): Thanked staff for working on the parklet project, calling it a “cool feature” that supports local businesses and enriches the downtown for residents and visitors. Discussion Items Study Session – Downtown Parklet and Sidewalk Cafe Program Staff (Joe Butcher, Community Preservation Specialist, and Jonathan Wu, Assistant Engineer) presented a draft program, including: - Background: Originated from COVID-19 emergency outdoor dining needs; temporary permits and grant funding for water barricades led to this program. - Intent: Complement downtown aesthetics, improve pedestrian safety, aid traffic calming, and encourage “park once” shopping. The program would obtain a Coastal Development Permit (CDP) for a defined area (Main Street from 300 to 750 block, plus side streets and a 500 block area). - Parking: Inventory of 254 parking spaces in the program area; a 20% per-block cap on parking space conversion (maximum 52 spaces). Current interest from businesses accounts for about 10 spaces (including 5 for Fettoria and Barterra). - Design: Mandatory requirements and guidelines; review process includes pre-application, formal application, multi-department review, license agreement (city council approval), building permits, and post-installation oversight. - Comparison with other cities: Jonathan Wu showed approximate right-of-way widths (70-80 feet) in Redwood City, San Carlos, San Mateo, and Burlingame, similar to Half Moon Bay’s Main Street. Commissioner discussion covered: - Public/Private Use: Commissioners debated whether parklets should be exclusively for the business during operating hours or open to the public at other times. Chair Gorn noted the challenge of enforcement and potential for squatting. Commissioner Ruddock suggested a model where the public can use the space but the business’s investment is protected. Staff will study options. - Parking Impacts: Vice Chair Hernandez raised concerns about impacts on short-term parking for businesses like bakeries. Commissioners noted that parklets can increase overall downtown vitality, as seen in Redwood City, and that parking is available in nearby lots. Staff will consider short-term parking controls. - Time Limits: Commissioners advocated for a time-bound license (e.g., 2–3 years) to allow rotation and fairness. Chair Gorn suggested a 3-year term to justify business investment. - Scope: Commissioners supported the defined program area and encouraged flexibility to include future non-restaurant uses (e.g., retail, games). Staff will revisit this. - Noise and Aesthetics: Commissioners noted the need to address amplified music and ensure high-quality design (e.g., no orange K-rail). Staff will incorporate existing noise permit requirements. - Long-term Vision: Commissioner Benjamin urged planning that does not foreclose future streetscape improvements or large-scale parking facilities, citing Mountain View’s evolution. Jill Ekas, Community Development Director, clarified that the program is pragmatic for current needs and would be superseded by any major future redesign. No vote was taken; the study session was for direction. Staff will refine the program and return for a future CDP hearing. 2021 Housing Element Annual Progress Report Jill Ekas presented the annual report, noting increased state requirements for tracking unit entitlements, building permits, and occupancy. The report shows: - Housing production remains modest, with accessory dwelling units and multifamily units generally affordable at moderate income levels. - Table F lists 52 hotel rooms (Coast House) purchased by the county as emergency shelter, but they lack kitchens and do not count as very low-income housing units. Staff noted the county may improve the facility over time. - The city is tracking site yields and replacement requirements under state law. Commissioner Benjamin asked about the hotel rooms; staff confirmed no modifications have been made yet. The commission voted unanimously to confirm receipt of the report. Key Outcomes - Minutes Approved: February 8, 2022, minutes approved. - Parklet Program: Staff will incorporate commission feedback (public use, time limits, parking management, noise, aesthetics, and future flexibility) and return with a refined program for a Coastal Development Permit. - Housing Element Report: Received and confirmed unanimously. - Director’s Report: Upcoming items include a project at Main and Kelly (story poles), 880 Stone Pine corporation yard (March 22), Measure D allocation confirmation, and new applications for affordable housing allocations (Creekside subdivision, Hilltop Mobile Home Park expansion, 555 Kelly). - Next Meeting: March 8, 2022 (as noted in agenda forecast).

The Half Moon Bay Planning Commission convened remotely on February 22, 2022, to consider a Coastal Development Permit and Tree Removal Permit for the Poplar Street Traffic Calming and Safety Project. The project includes traffic calming devices, bicycle and pedestrian improvements, pavement repairs, drainage improvements, and limited tree removal along Poplar Street from Main Street to Railroad Avenue. After staff presentations, public comment, and commissioner deliberation, the commission approved the project with several added conditions. Consent Calendar - Unanimously approved the minutes from January 25, 2022 (4-0, with Commissioner Polgar present and Vice Chair Hernandez and Commissioner Ruddock recused from the main item). Public Comments & Testimony - Hillary (Poplar Street resident): Expressed appreciation for improved east-side plans, but urged that the decomposed granite (DG) path on the west side be meandered to the street side to avoid tree conflicts and head-hitting hazards. Questioned the need for both a sidewalk and DG path, suggesting a single wide sidewalk could suffice. - Lou Hodgins (Poplar Street resident, east side): Supported the improved east-side traffic calming. Favored a DG path on the south side of Poplar and opposed paving existing parking areas to preserve the rural aesthetic and aid traffic calming. - Ayad (Poplar Street resident, west side): Appreciated the changes, supported keeping the north side permeable, and requested flexibility to meander the DG path around trees, particularly on the house side. Offered to engage with staff on final design. Discussion Items - Staff Presentation (John Downey, Public Works Director; Maziar Bozorginia, City Engineer; Jonathan Woo, Assistant Engineer): Presented revised plans responding to December 2021 feedback. Key changes included retaining native pervious areas, adding high-visibility crosswalks, providing opt-in/opt-out for concrete driveway aprons, and proposing permeable surfaces instead of asphalt in parking lanes. Staff also presented a detailed stormwater hydrology analysis showing the project is over-designed for treatment (10,000 sq ft of bioretention providing 18,468 cu ft storage vs. required 9,101 cu ft). - Commissioner Clarifying Questions: Commissioner Benjamin asked about staging areas, bioswale effectiveness, and tree selection. Commissioner Polgar inquired about soil compaction, path continuity, and tree planting in traffic circles. Chair Gorn expressed concerns about the intersection at Highway 1 and Poplar, and the need for monitoring of traffic rerouting. - Commissioner Deliberation: Commissioner Benjamin praised the revised design and supported permeable surfaces, meandering paths, and low vegetation in traffic circles. He emphasized the importance of maintaining five-foot sidewalk widths and six-foot DG path widths, with flexibility to bump out or meander to protect trees. Commissioner Polgar advocated for not paving any parking lanes (west and east sides), using DG on the south side, and maintaining five-foot sidewalks. She supported an opt-in approach for concrete driveway aprons, and low vegetation or future public art in traffic circles. Chair Gorn supported the direction and noted the need for a condition on traffic monitoring on adjacent streets. Staff agreed to draft conditions incorporating all directions. Key Outcomes - Motion to Approve (Commissioner Polgar, seconded by Commissioner Benjamin): Approved the Coastal Development Permit and Tree Removal Permit for the Poplar Street Traffic Calming and Safety Project, subject to additional conditions of approval as discussed. The vote was 3-0 (Commissioners Polgar, Benjamin, and Chair Gorn voting yes; Vice Chair Hernandez and Commissioner Ruddock recused). - Key Conditions Added (per commission direction): - Minimum five-foot sidewalk width on the north side, and six-foot DG path on the south side, with meandering to avoid trees and maintain safety. - Permeable surfaces (softscape/gravel) instead of asphalt in parking lanes on both sides of the project area, retaining existing vegetation where possible. - Opt-in for concrete driveway aprons (default DG, with property owner maintenance responsibility). - No trees in traffic circles; low vegetation or future public art allowed. - Post-construction traffic monitoring on Poplar Street and parallel streets (Metzger and Grove) to detect rerouting. - Enhanced stormwater monitoring and reporting, with retrofitting if needed, aligned with LCP Policy 6-85. - Final landscape and street tree plan to be reviewed by Community Development Department, incorporating biodiversity and appropriate species. - Staff to engage directly with affected property owners during 95% design phase. - Next Steps: Staff will prepare final conditions and 95% design, with a target to bring the project back for construction authorization.