Half Moon Bay Planning Commission Meeting - May 25, 2022

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.