Half Moon Bay Planning Commission Meeting – November 9, 2023

The City of Half Moon Bay Planning Commission met on Thursday, November 9, 2023, at 7:00 PM via teleconference and in-person at the Ted Adcock Community Center. The meeting included an informational report on the city's stormwater program update and a public hearing on a proposed major amendment to a Coastal Development Permit for the Poplar Street Traffic Calming and Safety Project. After extensive public comment and commission deliberation, the applicant (city staff) withdrew the amendment request, leaving the original permit unchanged.

Consent Calendar

• The commission approved the minutes from August 8, 2023 (Commissioners Hernandez and Johannes abstained) and October 10, 2023 (Commissioners Ruddock and Johannes absent). Minutes from August 22 and September 12 were postponed to the next meeting for clarification.

Public Comments & Testimony

• Stormwater Program Update: Multiple residents from the Pullman and Miramar areas spoke about chronic flooding from the Rocket Farms property, with one resident calling for immediate action before the upcoming El Niño season. Another resident estimated that Rocket Farms discharges 92 million gallons of water annually onto Miramar. Dr. James Benjamin presented geomorphological analysis of local watersheds, criticizing past city studies and urging the commission to require higher‑quality geomorphic assessments for all projects.
• Poplar Street Amendment: Former Planning Commissioners Sarah Polgar and Jimmy Benjamin spoke against the amendment. Ms. Polgar emphasized that public input consistently prioritized traffic calming and safety, and that widening the paved area would increase perceived road width and encourage speeding. Mr. Benjamin noted the need to preserve pervious surfaces for flood mitigation and questioned the timing of the request. A resident on Poplar Street raised concerns about water meter relocation, property lines, and maintenance of landscaping. Another long‑time resident urged the commission to respect the historic character of the street.

Discussion Items

• Stormwater Program Update: Public Works Director Maz Bozorginia introduced the city's new watershed‑based approach, moving beyond the 2016 pipe‑focused master plan. Consultants from Schaff & Wheeler and Waterways Consulting described plans for detailed 2D hydraulic modeling, geomorphic assessments, and partnerships with private landowners and Caltrans. Commissioners asked about timelines (draft report expected early 2024), priorities (Roosevelt, Naples, Seymour water courses first), green infrastructure, bluff erosion, and legal authority to access private property. The city is also working with the Resource Conservation District and the County on the old landfill closure.
• Poplar Street Traffic Calming Project – Major Amendment: Staff proposed changing previously approved gravel parking lanes to paved (asphalt) lanes between Main Street and Highway 1, citing safety (trip hazards, gravel tracking), maintenance costs, and stormwater concerns. They presented calculations showing a minimal increase in impervious surface (250 cubic feet required retention difference) and adequate bioretention capacity. Commissioners and public comment strongly opposed, arguing that paving would undermine the project's traffic‑calming purpose, increase perceived road width, and contradict extensive prior community input. Several commissioners noted that the concerns were not new and that the amendment should have been raised earlier. Staff ultimately withdrew the application.

Key Outcomes

• The commission took no action on the stormwater update; the item was informational only.
• The Poplar Street CDP amendment was withdrawn by the applicant. The project will proceed under the originally approved Coastal Development Permit (PDP‑21‑077) with gravel parking lanes. Construction on Phase 1 (Main Street to Highway 1) is scheduled to move forward; Phase 2 (Highway 1 to Railroad Avenue) remains under the existing permit with no changes.
• The next regular meeting was set for November 14, 2023, with an agenda including an appeal and a possible study session on the Cabrillo Unified School District's Hatch School site project.

Commissioner Communications

Commissioners thanked staff for the stormwater presentation and acknowledged the hard work behind the scenes on emergency permits and other projects.