Half Moon Bay Planning Commission Meeting - October 13, 2023

The meeting began at 7:00 PM and was extended to 11:15 PM. Commissioners Rick Hernandez (Chair), Margaret Gossett (Vice Chair), and David Gorn were present; Hazel Joanes and Steve Ruddock were absent. The meeting covered a safety element update, a continuation of a minor amendment, a major trail and access project, and an update on emergency coastal development permits.

Consent Calendar

• Item 1A (Minor Amendment at 225 Valdez Avenue) was unanimously continued to the November 14, 2023 Planning Commission meeting. Commissioner Gossett recused herself due to living within 500 feet of the project.

Public Comments & Testimony

• Paul Nagengast requested staff bring forward a process discussion on major/minor amendments and coastal development permits, as previously promised a year ago.
• Numerous residents spoke on Item 1B (North Wavecrest Trail). Key concerns included: excessive parking (81 proposed vs. estimated 40-50 current), safety on narrow Redondo Beach Road, increased traffic on Highway 1, drug activity, fire risk, lack of traffic study, inadequate community outreach, and maintenance burdens. Some speakers supported the project for improving accessibility and habitat restoration.
• On Item 1C, Mike Ferrara urged stricter enforcement of buffer zones under the Local Coastal Program.

Discussion Items

• Safety Element Update: John Dowdy (City Manager’s Office) presented the mandated update, noting it is a multi-jurisdictional effort with San Mateo County and will take about two years. Commissioners discussed forming an ad hoc committee and the need for clear emergency evacuation communications. No action was taken.
• Item 1B – North Wavecrest Pedestrian Path, Beach Access, and Trailhead Staging Areas: Scott Phillips (Community Development) presented a project to connect two segments of the California Coastal Trail with a 2.8-mile gravel path, two beach access stairways, three parking lots (81 spaces originally), a restroom, and extensive habitat restoration. The project includes 6 boardwalk ‘puncheons’ over wetlands, split-rail fencing, and decommissioning of informal trails. Public comment highlighted safety and traffic issues. After discussion, the Commission amended the project to limit parking to 35 spaces and eliminate the middle parking lot (Lot 2), with a reserve of 10 spaces for bike parking. The project was approved with these conditions.
• Item 1C – Emergency Coastal Development Permits: Doug Garrison reported three ECDPs: 2804 Champs Elysee Boulevard (private property), Myrtle Outfall Repair, and Seymour Drainage Outfall (both city projects). The City must apply for regular CDPs within 60 days. The Commission acknowledged receipt by unanimous motion.

Key Outcomes

• Item 1B Approved (3-0): Motion to adopt a Mitigated Negative Declaration and approve a Coastal Development Permit and Use Permit for the North Wavecrest Trail, with conditions: limit of 35 parking spaces, two parking areas (Lots 1 and 3), and a reserve area for bike parking. The project includes two beach stairways, restroom, restoration, and split-rail fencing.
• Item 1A Continued: Unanimously continued to November 14, 2023.
• Item 1C Acknowledged: Unanimous motion to acknowledge receipt of three emergency coastal development permits.
• Future agenda items include a stormwater presentation, Poplar Complete Streets amendment, and Cabrillo Unified School District faculty housing (study session expected).