Half Moon Bay Planning Commission Meeting - May 24, 2023

Note: The agenda and transcript indicate the meeting was held on Tuesday, May 23, 2023. The instruction for this summary, however, specifies the date as May 24, 2023. This summary uses that date per the instruction, but the discrepancy is noted.

The Half Moon Bay Planning Commission met on May 24, 2023 (as specified), with Chair Rick Hernandez participating remotely from Charlotte, NC, and Vice Chair Margaret Gossett serving as Acting Chair. All five commissioners were present. The meeting covered the approval of previous minutes, a notification of a temporary use permit, and a public hearing for a coastal development permit, height variance, and architectural review at 8 Jenna Lane. After lengthy deliberation, the commission approved the project without the height variance, subject to further review by the Architectural Advisory Committee.

Consent Calendar

• Approval of Minutes (April 25, 2023): The draft minutes from the April 25, 2023 meeting were approved unanimously (5-0) on a motion by Commissioner Ruddock, seconded by Commissioner Joannes.

Public Comments & Testimony

• No members of the public spoke during the public comment period or on the agenda items.

Discussion Items

• Notification of Director's Intent to Approve a Temporary Use Permit (PDP-23-024) – 2 Miramontes Point Road: Planner Chloe Wilson presented the notification for a temporary tent structure at the Old Course at Half Moon Bay Golf Links, including two ancillary tents, for up to 90 days from late July to late October 2023. This permit has been approved annually by the director since 2006. Chair Hernandez and Commissioner Ruddock suggested delegating this to the planning director to reduce costs, but acknowledged it would require a code amendment. No action was required by the commission; the item was for notification only.
• Public Hearing Item 1A: Coastal Development Permit, Height Variance, and Architectural Review (PDP-21-062) – 8 Jenna Lane: The applicant, Susan Boyer, proposed a 3,783 sq. ft. two-story single-family residence and a 700 sq. ft. detached accessory dwelling unit (ADU), with two side-loaded garages, on a 30,000 sq. ft. lot in the Matucci PUD. The project required a height variance of 4 ft 10 in for an enclosed stairway to a roof deck, exceeding the 22-ft height limit set by the Matucci Neighborhood Agreement (now codified in the Local Coastal Land Use Plan). The Architectural Advisory Committee (AAC) had unanimously endorsed the design. City staff recommended approval with the variance. Several commissioners expressed concerns about the height variance, particularly regarding its visibility from the public view corridor (Pine Avenue) and the precedent it would set. Commissioner Gorn and Joannes were opposed; Chair Hernandez and Ruddock supported it. The first motion (by Commissioner Ruddock) to approve the project as presented (including the variance) failed 2-3 (Ruddock and Hernandez yes; Joannes, Gorn, and Gossett no). After further discussion, the applicant's architect, Stuart Grunot, presented an alternative plan that eliminated the height variance by lowering the stair tower to 22 ft and substituting a circular stair from the rear deck. A second motion (by Commissioner Ruddock, seconded by Commissioner Joannes) was made to approve the project without the variance, with conditions: (1) the landscaping condition (Condition #6) to be amended to require staff review of planting plans for the 7-ft height limit per the Matucci agreement; (2) the revised plans (without the variance) be referred to the AAC for a final design review, with staff delegated authority to approve any minor modifications; and (3) all other conditions of approval as drafted. The motion passed unanimously 5-0.

Key Outcomes

• Temporary Use Permit: No action taken; notification only. The director will proceed with approval.
• 8 Jenna Lane Project: Approved (5-0) with the following modifications:
  • Height variance denied.
  • Project to be built per the revised plans shown at the meeting (stair tower at 22 ft, circular stair from rear deck).
  • Condition #6 amended to require staff verification that landscaping complies with the 7-ft mature height limit of the Matucci Neighborhood Agreement.
  • Plans to be submitted to the Architectural Advisory Committee for review; staff may approve minor changes without returning to the Planning Commission.
  • The 10-day appeal period to the City Council and subsequent appeal to the California Coastal Commission apply.
• Director's Report: Housing Element update – 30-day comment period ended May 16; target submission to HCD is May 31. 555 Kelly Avenue (40-unit affordable housing project) will have an AAC review on June 8. Upcoming planning commission meetings include the Capital Improvement Program (June 13) and the Eastside Parallel Trail (June 13). The Hyatt project final EIR is nearing completion; scheduling is being adjusted to ensure a full commission.
• Commissioner Communications: Commissioner Joannes reported on a tour of the SAM wastewater treatment plant and observed erosion at the Seymour landfill and at the steps to Poplar Beach. Chair Hernandez requested a methane study include the Seymour landfill. Staff will coordinate with the city engineer and San Mateo County.