Half Moon Bay Planning Commission Meeting – February 22, 2022

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.