Half Moon Bay Planning Commission Meeting – December 17, 2023

Note: The agenda listed the meeting as December 12, 2023, but per instruction this summary uses the provided date of December 17, 2023.

The Half Moon Bay Planning Commission met on December 17, 2023, to discuss emergency coastal development permits for farmworker housing and landfill repair, and an update on the Highway 1/Terrace Avenue signalization and multi-use path project. The meeting included public comment, clarifying questions, and a unanimous vote to acknowledge the emergency permit report.

Consent Calendar

• Approval of Minutes: The minutes from November 14, 2023, were approved unanimously (5-0).

Public Comments & Testimony

• Before Agenda Items: No public comments were made.
• On Item 1A (Emergency CDP): Kristen Lowring, a resident of Cypress Cove, expressed support for the removal of the basketball court but raised concerns about construction traffic, noise, and large vehicles mixing with bikes on Stone Pine Road. She requested that these concerns be addressed.
• On Item 1B (Highway 1 Project): A resident from the Kehoe area expressed frustration about traffic congestion on weekends, stating that the new signal at Terrace Avenue would create backups and that other neighborhoods (Casa del Mar, Spindrift, Grandview) need similar attention. He noted that it takes four to five minutes to exit Highway 1 at Kehoe.

Discussion Items

1A: Emergency Coastal Development Permits – 880 Stone Pine Emergency Housing and Half Moon Bay Landfill Repair

• Presentation: Jill Ekas (Community Development Director) and John Dowdy (Assistant City Manager) presented the emergency CDP for 47 manufactured homes (46 affordable farmworker units + 1 manager unit) on 5 acres at 880 Stone Pine Road. The city and San Mateo County are co-applicants; the county will purchase the site by end of 2024. The first 28 units are funded by a state Joe Cerna Farm Worker Grant. The project includes traffic calming measures (flashing beacons, restriping, speed feedback signs), a community park, and a resident-only community garden. The emergency CDP was issued on December 16, 2023 (per staff). A separate emergency CDP for the Half Moon Bay Landfill repair (revetment and drainage pipe) is pending and expected to be issued before year-end.
• Public Comment: See above.
• Clarifying Questions: Commissioners asked about water/sewer infrastructure, unit types (factory-built, not mobile homes), construction phasing, insurance, solar panels, and the timeline for the subsequent permanent CDP. City Manager Matthew Chittester clarified that the 19 families displaced after the January 2023 shooting are currently in temporary housing funded by the county, but that funding ends in April 2024, creating a new emergency. The city is seeking additional funding to bridge the gap. Staff noted that a follow-up CDP will come to the commission likely in spring 2024 (estimated May).
• Motion: A motion to acknowledge receipt of the report on both the issued emergency CDP for 880 Stone Pine and the pending permit for the landfill passed unanimously (5-0).

1B: Design Development Report – Highway 1 / Terrace Avenue Signalization and Eastside Multi-Use Path Project

• Presentation: Public Works Director Maz Bozorginia presented the project update. The project includes a new signalized intersection at Terrace Avenue and Highway 1, protected turn lanes, acceleration lane extensions, signal synchronization, a Class I bike/pedestrian path on the east side, and improved west side trail. The project is at 100% design. Construction is expected to start summer 2024, with a duration of 24 months (possibly less). Staging plans will maintain traffic flow with K-rail barriers. Landscape architect Tom described the median planting plan with low/very low water use plants (75-80% native). Seth Dalman presented the riparian mitigation plan at the corporation yard along Pillar Citos Creek, providing 4:1 mitigation for willow impacts.
• Public Comment: See above. A resident expressed concerns about traffic backups and felt other neighborhoods are neglected.
• Clarifying Questions: Commissioners asked about construction duration (liquidated damages will apply), pedestrian/bike safety during construction (frontage road will be used with K-rail separation), signal synchronization (currently from North Main Street to South Main Street, Terrace will be added), ADA accessibility at bus stops, and nighttime safety (lighting only at intersections to comply with dark sky policy). Staff noted that a crossing at Spindrift is not included but may be addressed in a future segment. Commissioner Ruddick expressed concern about the 24-month timeline and the impact of concrete barriers. Commissioner Joanes asked about coordination with events (Pumpkin Festival, Dream Machines) and about the interconnection of signals. Staff acknowledged that the Poplar signal may need maintenance.
• No motion was required; the report was received as informational.

Director's Report

• Jill Ekas announced that the next Planning Commission meeting is January 9, 2024. City Hall will be closed December 25–29. A study session on bylaws or CEQA can be arranged. An appeal of the commission's action on 225 Valdez is scheduled for the January council meeting. Two appeals of the Wave Crest Trail phase 2 project will be heard concurrently on February 6, 2024. The Coastal Commission will hold a housing forum on Thursday. The first short-term rental applications have been processed. The Architectural Advisory Committee will review two single-family homes and improvements at the barn property.

Key Outcomes

• Approval of Minutes: November 14, 2023 minutes approved 5-0.
• Motion on Emergency CDP Report: Acknowledged receipt of the report on the issued emergency CDP for 880 Stone Pine and the pending permit for the landfill. Motion passed 5-0.
• Item 1B: Received as informational; no vote.
• Adjournment: The meeting was adjourned by unanimous consent.