Half Moon Bay Planning Commission Meeting - July 14, 2023

The Half Moon Bay Planning Commission met on July 14, 2023, at 7:00 PM at the Ted Adcock Community Center and via Zoom. Acting Chair Margaret Gossett presided with Commissioners Hazel Joanes, David Gorn, and Rick Hernandez (teleconferencing from Santa Monica) present. Commissioner Steve Ruddock was absent. The meeting was extended by a 4-0 vote to 11:00 PM to complete the agenda. The commission considered two public hearing items: an extension of a use permit for BK Motors and a coastal development permit for a new residence at 2800 Champs Elysee Boulevard.

Public Comments & Testimony

• No public comments were made on non-agenda items.
• For Item 1B (2800 Champs Elysee), multiple residents spoke against the project unless drainage issues along Pullman Ditch were resolved. John Rossi (2804 Champs Elysee) described nine flood events in two years, stating he opposed the project until the ditch problem is fixed. Beth McEnary expressed concerns about the home's visibility from Highway 1 and its design not fitting the neighborhood. Christopher Davidovich (2810 Alameda) reported $25,000 in flood damage and asked the commission to solve the ditch problem before approving more homes. Brad Steinwein (2801 Champs Elysee) criticized the design as out of character and raised questions about construction staging and drainage. Vic Fletcher (2805 Champs Elysee) cited climate change and urged the city to address storm drainage before construction. Sandy Paley (longtime resident) recounted decades of flooding and called for a halt to further bad decisions.

Discussion Items

• Item 1A: BK Motors Use Permit Extension – Senior Planner Doug Garrison presented the request to extend a 2018 use permit for a mini-storage facility using shipping containers. The original permit required a five-year review, but staff recommended deleting that condition (Option 1) or extending it (Option 2). The applicant had complied with all conditions, including removing a driveway and installing bollards. No complaints were received. Commissioner Joannes disclosed a site visit and tour with the applicant. Commissioner Gorn disclosed being a customer of BK Motors. The commission discussed the risk of ownership change and the ability to revoke the permit. A motion was made to approve Option 1 (delete the five-year review condition). The motion passed 4-0.
• Item 1B: Coastal Development Permit and Architectural Review for 2800 Champs Elysee – Senior Planner Scott Phillips presented a revised proposal for a 4,710-square-foot contemporary home and garage on a 30,300-square-foot lot. The project had been redesigned three times, reduced by 2,000 square feet, and reviewed by the Architectural Advisory Committee (AAC) twice. Key issues raised by the public and commissioners included drainage from the site into Pullman Ditch, adequacy of dry wells, design compatibility with the neighborhood, and the need for a regional drainage plan. Public Works Director Maz Bosarginia confirmed that the drainage design met the 10-year, 2-hour storm standard but would not solve the larger ditch flooding problem. The applicant, Mark Massara, noted that the site is 36 feet in elevation and runoff would be directed away from the ditch via dry wells and overflow to the south. He offered a 30-foot easement for future flood control. Commissioner Joannes raised detailed questions about dry wells, groundwater, the need for updated soils analysis, and the distinction between buffer and easement. Commissioner Gorn argued that approving the project would violate the Local Coastal Program (LCP) policies on shoreline hazards and drainage. Commissioner Hernandez expressed concern about creating a wetland from diverted water. After extensive discussion, a motion to continue the item to a date uncertain was made by Commissioner Gorn and seconded. The applicant objected, preferring a denial to appeal. The motion passed 4-0.

Key Outcomes

• Item 1A (BK Motors): Approved Resolution P-23-08, deleting the condition requiring a five-year review (Condition E10). The use permit remains in effect with all other conditions. Vote: 4-0.
• Item 1B (2800 Champs Elysee): Continued to a date uncertain by a 4-0 vote. Staff was directed to address technical questions regarding dry well sizing, soil percolation, groundwater impacts, and to consider a broader assessment of drainage in the Pullman Ditch area. The item will be rescheduled for a future meeting.
• The minutes from June 13, 2023, were not approved due to lack of a quorum (two commissioners absent from that meeting) and were tabled to the next meeting.
• The meeting adjourned at approximately 11:00 PM without reaching Item 1C (General Plan Conformance for easement acquisition) or the Director's Report.