Half Moon Bay Planning Commission Meeting - March 29, 2023

The Planning Commission met on March 29, 2023, to consider two public hearing items: a new single-family residence at 575 Seymour Street and the ratification of the 2023 Measure D residential unit allocations. The meeting was conducted in hybrid format with Commissioner Joanes participating via teleconference. All items were approved unanimously.

Consent Calendar

• The minutes from the February 28, 2023 meeting were approved by a unanimous roll-call vote.

Public Comments & Testimony

• No public comments were made during the public forum or on either agenda item. No members of the public requested to speak in person or via Zoom.

Discussion Items

1A. New Single-Family Residence – 575 Seymour Street (PDP-22-004)

• Senior Planner Doug Garrison presented the project, noting the odd-shaped lot resulting from historical subdivisions and Caltrans right-of-way. The property fronts Highway 1, triggering Planning Commission review. Key issues included environmental resources (California red-legged frog, monarch butterfly habitat), noise from Highway 1, visual resources, and neighborhood compatibility. A sound study showed exterior noise at 57 dB, within the 60 dB standard. The Architectural Advisory Committee (AAC) provided input, leading to design revisions including a balcony, varied materials, and enhanced landscaping. Story poles were installed but blew down due to high winds; the Community Development Director waived the requirement given the circumstances and available photos. The project required a mitigated negative declaration and a parcel map (already recorded). No variances were requested. The commission expressed strong support, commending staff and the AAC. Commissioner Hernandez noted that the balcony added visual interest. The project was approved unanimously via roll call.

1B. 2023 Measure D Ranking Ratification

• Senior Planner Scott Phillips presented the annual Measure D process. Measure D limits population growth by capping new dwelling units (1% cap plus 0.5% downtown bonus). For 2023, 45 allocations were available downtown (all issued) and 22 outside downtown. The city received 28 requests outside downtown, down from ~40 in 2022. Staff scored projects using criteria developed in 2020. Top-scoring projects included six single-family dwellings with ADUs and ten ADUs on existing units. Four projects were deferred: two single-family houses without ADUs and two others. One deferred applicant submitted a letter suggesting future changes. Staff clarified that scoring criteria were published and consistent. The top-scoring project on Alameda included a deed-restricted affordable housing unit (55-year term), which accounted for its high score. Commissioners commended staff for transparency and outreach. The commission ratified the 2023 allocations by unanimous roll call.

Key Outcomes

• Item 1A: Motion to find the project exempt from additional environmental review and approve the resolution. Passed 5-0. (Commissioners: Ruddock, Joanes, Gorn, Gossett, Hernandez all yes.)
• Item 1B: Motion to adopt the resolution ratifying the January 2023 Measure D allocations. Passed 5-0. (Roll call: all yes.)
• The meeting adjourned after the Director's Report and Planning Commission Communications.