Half Moon Bay Planning Commission Meeting - June 15, 2023

The Half Moon Bay Planning Commission met on June 15, 2023, at 6:30 PM at the Ted Adcock Community Center and via Zoom. Commissioners Rick Hernandez (Chair), David Gorn, and Steve Ruddock were present; Vice Chair Margaret Gossett and Commissioner Hazel Joanes were absent. The meeting covered two public hearing items: the Capital Improvement Program (CIP) for Fiscal Year 2023-24 and the Pacific Coast Bicycle Connectivity North Project / Eastside Parallel Trail. Both items were approved unanimously.

Consent Calendar

• Approval of Minutes (May 23, 2023): Moved and seconded, approved unanimously (3-0).

Public Comments & Testimony

• Carlisle Ann Young (public comment): Expressed concern about stormwater funding, noting that the stormwater improvements appeared largely unfunded ("like a wish list"). She also asked about plans to mitigate flooding at Moon Ridge, a 160-unit parcel that experienced severe flooding in January 2023, and whether the city is considering annexing Moon Ridge. Staff clarified that Moon Ridge is outside city limits and that stormwater master planning will address watersheds comprehensively.

Discussion Items

1.A. Capital Improvement Program Fiscal Year 2023-24 General Plan Conformance

• Staff Presentation (Maz, Public Works Director): Reviewed the CIP, a tool for managing capital projects and securing grants. Divided into projects (larger one-time improvements) and programs (ongoing smaller capital and maintenance). Categories include stormwater, economic development, operations, parks, facilities, sewers, streets, and trails. Accomplishments for FY 2022-23 were limited due to heavy rains, but included downtown street can replacement, draft Climate Action Plan, MacDutra restroom remodel, Kelly Avenue crosswalks, and Smithfield Site Assessment Master Plan. Upcoming projects for FY 2023-24 include stormwater master plan update, Smith Field Park Phase I, Poplar Complete Street Phase I, Highway 1 Safety North project, Eastside Parallel Trail segments, and Seymour Ditch repairs.
• Commissioner Discussion: Commissioner Gorn emphasized the role is to check consistency with the General Plan, not prioritize funding. Commissioner Ruddock noted the absence of Pullman Ditch (a private conveyance) and Wavecrest Trails on the CIP, and asked about coordination with the county on flooding impacts. Commissioner Gorn raised concerns about the lack of a trail connection from Moonridge to Main Street, and the need to incorporate the "town boulevard" concept into planning. Staff responded that the stormwater master plan will consider watershed-based limits, and that funding for the southern trail connection was sought but not yet received.
• Vote: Motion to adopt the resolution finding the FY 2023-24 CIP projects consistent with the General Plan. Seconded. Roll call: all three commissioners voted yes. Passed 3-0.

1.B. Pacific Coast Bicycle Connectivity North Project / Eastside Parallel Trail - Initial Study/Mitigated Negative Declaration and Coastal Development Permit

• Staff Presentation (Doug Garrison, Planner; Maz): The project is a 0.3-mile Class I shared-use bike trail along Caltrans right-of-way, from near Rocket Farms to Alto Road, connecting to a recently completed county trail. It includes a single-span bridge over Roosevelt Creek and boardwalk structures over informal drainage ditches. Funding came from regional partners ($980,000 from San Mateo County Transportation Authority, $350,000 from MTC, $35,000 local match). Key environmental issues: impacts to riparian willows, mitigated off-site at 880 Stone Pine (corporation yard) with a 3:1 replacement ratio. The bridge uses concrete piers set back 6-8 feet from the creek bank. The project will require a streambed alteration agreement from CDFW. No comments questioning the adequacy of the CEQA document were received from Caltrans or the Coastal Commission; their comments were about encroachment permits and LUP consistency, which were addressed.
• Commissioner Discussion: Commissioner Ruddock asked about the location of boardwalk structures; staff explained they would cross east-west drainage ditches. Commissioner Ruddock also raised safety concerns about vehicle-bike conflicts at driveway crossings, especially near nurseries with afternoon traffic. Staff responded that the design includes a raised continental crosswalk with rumble strips and high-visibility markings, and that one driveway will be removed. Commissioner Gorn noted the three-to-one mitigation ratio and confirmed the 880 Stone Pine site has enough room. He also suggested adding interpretive signage to qualify under the riparian trail exception (LUP Policy 647A).
• Vote: Motion to adopt the Mitigated Negative Declaration and associated Mitigation Monitoring and Reporting Program, and approve the Coastal Development Permit. Seconded. Roll call: all three commissioners voted yes. Passed 3-0.

Key Outcomes

• CIP FY 2023-24: Approved resolution finding projects consistent with the General Plan (3-0). Staff will continue to pursue funding for stormwater master plan updates and southern trail connections.
• Eastside Parallel Trail North: Approved Mitigated Negative Declaration and Coastal Development Permit (3-0). Construction to begin after permitting, with off-site mitigation at 880 Stone Pine. Staff will evaluate safety improvements at driveway crossings.
• Upcoming Meetings: The June 27, 2023 meeting was cancelled. Next meeting scheduled for July 11, 2023, with a potential special meeting on August 10, 2023, focused on the Hyatt Place project.
• Director's Report: The Housing Element has been submitted to HCD for a 90-day review. The Architecture Advisory Committee reviewed 555 Kelly design. The Streetscape Master Plan kickoff occurred. The Safety Element update is in development with nine agencies.