Half Moon Bay Planning Commission Meeting - July 15, 2022

The Half Moon Bay Planning Commission met remotely on July 15, 2022, to consider two public hearing items: a coastal development permit for a Caltrans variable message sign (VMS) and a coastal development permit with variances for a new single-family residence. The agenda and transcript list the meeting date as Tuesday, July 12, 2022, at 7:00 PM, but the metadata supplied for this summary specifies July 15, 2022; this summary uses that date. Commissioners Benjamin (acting chair), Ruddick, and Gossett were present; Chair Gorn and Vice Chair Hernandez were absent. The commission approved the Grove Street residence project, continued the Caltrans sign item to August 23, 2022, and directed staff to prepare findings for denial.

Consent Calendar

• The commission unanimously approved the draft minutes of the June 14, 2022 meeting, with a motion by Commissioner Ruddick and second by Commissioner Gossett.

Public Comments & Testimony

• No public comment was offered during the general public comment period.
• For the Caltrans VMS item, a written comment from Half Moon Bay resident Hazel Jonas was read into the record. Jonas opposed the coastal development permit, stating that: (1) the staff report lacks specific benefits to Half Moon Bay residents; (2) Caltrans only considered a no-project alternative; (3) the project favors travelers over residents, and Caltrans did not consider equity/community impacts; and (4) the sign would deteriorate the scenic corridor along Highway 1. The letter was emailed to the Planning Commission, not staff, and was read into the record during the hearing.

Discussion Item: 549 Grove Street (PDP-20-011)

• Staff presented a proposal for a new single-family residence on a substandard lot at 549 Grove Street, requiring a street-facing side yard setback variance and a parking exception.
• A new survey showed the lot is one foot wider than previously believed, changing the site's classification from "severely substandard" to "substandard." This triggered a 15-foot street-facing side yard setback (previously 10 feet) and a requirement for an additional covered parking space.
• The applicant revised the design: the footprint shifted two feet east, and the second story was slightly enlarged (chiefly a larger master bedroom). The request sought a variance to reduce the street-facing setback from 15 feet to 9 feet (a six-foot encroachment) and a parking exception to eliminate the extra covered space.
• Staff recommended approval, finding unique circumstances due to the narrow, irregular lot. Commissioner Ruddick and Commissioner Gossett expressed support; Acting Chair Benjamin also supported, while noting concerns about highway noise for future residents.
• Outcome: The commission approved the coastal development permit, variance, parking exception, and architectural review by a 3-0 vote (Ruddick, Gossett, Benjamin).

Discussion Item: Caltrans Variable Message Sign (PDP-22-03)

• Staff presented a Caltrans request for a Coastal Development Permit and Architectural Review to install a new variable message sign within the Caltrans right-of-way south of Miramontes Point Road on Highway 1. The sign would be 12 feet wide and 5 feet tall on two wooden posts, with guardrail replacement, trimming of eucalyptus trees, and planting of three Monterey Cypress trees as a visual buffer.
• The project is part of a larger Caltrans effort from Daly City to Half Moon Bay; only the Half Moon Bay portion was before the commission. Caltrans is the lead agency under CEQA and adopted an Initial Study/Mitigated Negative Declaration (ISMND) in May 2021; the city is a responsible agency.
• The Architectural Advisory Committee had recommended adding cypress trees and reviewing sign size. Caltrans added three trees. No comments were received during the 45-day public comment period for the biological assessment.
• Applicant representatives (Nandini and Almong of Caltrans) explained that the sign would be used only for emergencies or incident management, not continuously, and was placed before decision points (e.g., near Highway 92) to give motorists advance warning. They stated the sign would have battery backup, be maintained about twice a year, and have adjustable LED brightness.
• Commissioner Gossett raised concerns about California Coastal Commission letters opposing VMS signs and the impact on Highway 1's scenic corridor. Commissioner Ruddick visited the site and found minimal visual impact, supporting the project for public safety benefits. Acting Chair Benjamin questioned the utility, visual impact, alternatives analysis, equity, and potential privacy implications of vehicle detection systems.
• Staff noted that with only three commissioners present, three affirmative votes were needed to approve the resolution. Commissioner Gossett moved to continue the item to August 23, 2022, and direct staff to prepare findings for denial based on Land Use Plan policies 9-1, 9-2, 9-12, and Zoning Code Section 18.37.030(B)(3) (scenic/visual resource protections). Commissioner Ruddick seconded.
• Outcome: The motion to continue to August 23, 2022, with direction to prepare denial findings passed 2-1 (Ruddick and Benjamin yes; Gossett no). The VMS coastal development permit was not approved; the public hearing is continued.

Director's Report and Communications

• Director Jill Ekas reported: the next meeting is tentatively July 26, 2022; the Housing Element update is in progress; the Hyatt EIR will begin circulating (minimum 45 days, extended to 60 days); a mural project is upcoming; the city council will receive a presentation on 555 Kelly Avenue affordable housing; the Coastal Commission will consider the short-term rental ordinance in August; and a training opportunity is available in San Jose in October.
• Commissioner Ruddick asked about bluff erosion near Poplar; Director Ekas said the city engineer and public works inspector had checked the area and a fuller update would be provided at the next meeting.
• No planning commission communications were offered.

Key Outcomes

• Approved (3-0): Coastal Development Permit, street-facing side yard setback variance, parking exception, and architectural review for 549 Grove Street.
• Continued (2-1): Caltrans VMS coastal development permit to August 23, 2022; staff directed to prepare findings for denial, citing Land Use Plan policies 9-1, 9-2, 9-12, and Zoning Code 18.37.030(B)(3).
• Unanimous: Approval of June 14, 2022 meeting minutes and reversal of the public hearing agenda order.
• The meeting was adjourned after the director's report and communications.