Half Moon Bay Planning Commission Meeting - April 13, 2022

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.