Half Moon Bay Planning Commission Meeting

Date Note: While the provided meeting date is January 13, 2022, the agenda and transcript both indicate the meeting took place on January 11, 2022. This summary reflects the January 11 proceedings.

[Introductory paragraph summarizing overall meeting. The commission approved a restoration plan and parklet at 315 Main Street, deferred a cell tower application, and elected to continue chair/vice chair elections.]

Consent Calendar

• Approval of minutes from December 14, 2021 was deferred to the end of the meeting. After discussion and amendments (corrections re: bicycle connection, traffic calming, parking, tree wells, and staggered plantings), the commission voted 5-0 to approve the portions not related to the Poplar Street project. The Poplar Street project minutes were approved separately with a 3-0 vote after commissioners Hernandez and Reddick recused themselves.

Public Comments & Testimony

• No members of the public spoke during general public comment.
• During the parklet hearing, Ginger Laddie, proprietor of Barterra, addressed concerns about sidewalk width, noting the outdoor tables are placed to maintain handicap accessibility and that the parklet would provide a level, ADA-compatible surface compared to the current 6-7 inch curb gap.

Discussion Items

1. Chair and Vice Chair Election

• Vice Chair Polgar declined the chair position for 2022, citing personal and professional commitments. Commissioner Gorn moved to continue the item to allow other commissioners to consider. Motion passed 5-0.

2.A. Coastal Development Permit for Restoration Plan and Tree Removals at 315 Main Street

• Proposal: After unpermitted vegetation removal and planting in the riparian buffer of Pilarcitos Creek, the applicant seeks a CDP for restoration: removing an already-cut pine tree and a hazardous leaning willow, planting native alder trees and a native seed mix within the buffer, installing a lockable gate and signs to prevent future encroachments. A one-to-one mitigation ratio (temporary impacts) was confirmed with Coastal Commission staff.
• Key Concerns: Commissioner Benjamin raised questions about bank stability, sediment implications (no 401 permit required as work is above top of bank), and the adequacy of a 2-year monitoring period. Vice Chair Polgar echoed concerns about longer-term monitoring. Commissioner Hernandez inquired about the separate handling of this item from the parklet (due to different business involvement) and the mitigation ratio justification.
• Commissioner Deliberations: Commissioner Benjamin moved approval with modifications: extend monitoring to 5 years including bank stability photo-monitoring, and if the removed willow is a native species, leave it staked on site to decompose (to avoid introducing non-native willow). The motion passed 5-0.

2.B. Coastal Development Permit and Architectural Review for Parklet and Fire Riser Screening at 315 Main Street

• Proposal: A parklet occupying five angled parking spaces in front of Fattoria e Mare and Barterra, consisting of boardwalks, planter boxes, tables, chairs, string lighting, and screening for a fire riser on the sidewalk. A modular 45-foot section on the north side allows for future Main Street Bridge improvements. The parklet would be privately funded and maintained; a license agreement with the city would govern public access hours (morning and non-meal times public; lunch/dinner reserved for restaurant patrons).
• Key Concerns: Commissioners discussed the gap between the parklet and the bridge (safety buffer), removal of leftover parking stripes (Vice Chair Polgar suggested painting over them for aesthetics and safety), sidewalk width and pedestrian flow (tables outside Barterra may constrict passage), and public access during business hours. Commissioner Benjamin raised the need for clear public use times and pedestrian welcoming. Commissioner Hernandez supported the design and recommended ensuring the license agreement protects public right-of-way.
• Deliberation: Commissioners expressed strong support for the parklet concept. Amendments discussed included painting over striping and assuring pedestrian access in the license. Commissioner Benjamin moved to approve the resolution as presented, with the expectation that these considerations be reflected in the license agreement. Motion passed 5-0.

2.C. Expanded Cell Tower at 525 Kelly Avenue (AT&T)

• Staff requested continuation to January 25, 2022 as the item was not ready. Motion to continue passed 5-0.

Director's Report

• City Hall temporarily closed due to COVID-19 health impacts. Staff recognized Scott Phillips for work on the two Main Street items. Upcoming: the Main & Kelly project, a parklet program for downtown, and housing element preparation under a reduced state timeline. Training opportunities, such as the League of Cities spring conference, were noted.

Key Outcomes

• Restoration Plan (2.A): Approved with 5-year monitoring condition (5-0).
• Parklet (2.B): Approved (5-0).
• Cell Tower (2.C): Continued to January 25, 2022 (5-0).
• Chair/Vice Chair Election: Continued to next meeting (5-0).
• Minutes: Non-Poplar portions approved (5-0); Poplar Street minutes approved with corrections (3-0).

Adjournment

Meeting adjourned at approximately 10:30 PM.