Half Moon Bay Planning Commission Meeting - February 22, 2022
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Half Moon Bay Planning Commission Meeting - February 22, 2022
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).
Meeting Transcript
Yes, please. All right. Well, um, good evening, and welcome to this evening's um commission meeting for Tuesday, February twenty second, two thousand and twenty two. We've got a special date tonight. Two twenty two. Um, for those um we do have a couple of items to go over before we officially get started. This meeting is live on Comcast. Uh, television channel twenty seven. And on the Pacific Coast TV's website. We have many, I should say um community members in the audience. And I don't know we are and will be allowed to um participate in tonight's meeting. Um, for the review of the attendees, the planning commissioner chair will open and allow for general public comment prior to items on the agenda. Um for the review of the attendees, the planning commissioner chair will um open and allow for general public comment prior to specific items on the agenda, as well as opening up public comment during the specific items listed on the agenda. During that time, those who want to speak will be recognized by raising your um virtual raising icon, a hand icon. Um I will assist with the public comment and allow each person to speak. Um if you're dialing by telephone only, you can push stick six, sorry, star six to mute and unmute and star nine to raise and then raise your hand. Um otherwise, if you're on a computer, tablet, iPhone, et cetera, um, there are icons and features that you can press. Three minutes will be given to each of the commenters, and a timer will show up on the screen. Um, as of right now, I know of no public comment that was submitted um after the agenda packet was posted. Um staff can also clarify that during their presentation. Um I thank you for your patience during our remote meetings, and we'll now hand it over to Chair Gorn to officially begin this evening's meeting. Hey everyone. So happy to open the 222 2222 meeting of the HMV planning commission. Um, if you could stand and join me in the Pledge of Allegiance, please. Pledge allegiance to the flag. The flag for the United States of America. For which it stands. Invisible divisible with liberty and justice for all. Thank you. And Bridget, you want to call the role? Yes. Um Redick. I'm here. Commissioner Benjamin. I am here. Vice Chair Hernandez. I'm present. And Chair Gorn. I'm here. All four commissioners are present. That's great. So um, so our first order business is approval of minutes for February 8th, uh 2022, but that was an unusual one. You're gonna hear from Winter about that. Yes. Um, and I see Commissioner Benjamin has his hand up, but I just wanted to interject that um that that meeting we had um two commissioners recused, and we had an additional commissioner, Commissioner Polgar, who's no longer with us. Um, and so um for approval of these minutes, um, the two commissioners, uh Commissioner Ruddick and Vice Chair Hernandez, who were not participating in the discussion of the Olgar Street Improvement Project. Um, will not vote on the minutes since they weren't part of the meeting at that point. Um that leaves us with just two commissioners, but since the minutes can be approved without a resolution or ordinance, uh that's fine. The remaining two commissioners can review the minutes, provide comments, and then um uh move whether to approve them. Commissioner Benjamin.
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