Half Moon Bay Planning Commission Meeting - March 20, 2024
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Half Moon Bay Planning Commission Meeting - March 20, 2024
The Half Moon Bay Planning Commission met on Wednesday, March 20, 2024, at 7:00 PM at the Ted Adcock Community Center and via Zoom. The meeting included approval of minutes, a sign permit for Coastside Hope, the 2023 Housing Element Annual Progress Report, and various staff reports. The meeting was broadcast live on Pacific Coast TV and Channel 27.
Consent Calendar
- Approved minutes from December 12, 2023 (motion passed unanimously).
- Approved minutes from February 27, 2024 (motion passed; Chair Hernandez abstained as he was absent).
Public Comments & Testimony
- Chair Gossett opened general public comment; no members of the public spoke.
Discussion Items
Introduction of Interim Community Development Director
- City Manager Matthew Chittester introduced Steve McHarris as the interim Community Development Director, replacing Jill Ekas. McHarris has over 30 years of experience and will serve until a permanent replacement is found, likely by December 2024. He expressed commitment to serving the commission and community.
1.A Sign Permit for Coastside Hope (PDP-23-085)
- Project planner Okoi Wilson presented a proposal for a 45-square-foot permanent identification sign at 248 Main Street (APN 056-240-070). The sign is an aluminum composite panel with applied vinyl, illuminated by down-shielded gooseneck lighting, located on the south elevation. Coastside Hope already has two approved signs totaling 22.5 sq ft; this sign brings total signage to 67.5 sq ft, within the 70 sq ft maximum. The site is not in the Heritage Downtown area (north of Main Street Bridge). Commissioner Joanes questioned font and heritage district requirements; staff confirmed the sign meets two of the applicable standards. Nancy Marsh, Coastside Hope board member, spoke in favor, stating the sign is being reused from a previous building to save costs ($4,000). Motion to approve passed 4-0.
1.B 2023 Housing Element Annual Progress Report
- Scott Phillips and Mike Noce presented the first annual progress report for Cycle 6. Key highlights:
- 12 ADUs permitted in 2023 (goal average 14/year).
- Zabala House conversion to 10 low-income apartments.
- Pipeline projects: Hilltop Mobile Home Park, 555 Kelly Avenue (40 senior farm worker units with $2.5 million in pre-development funding), Stone Pine Cove (47 modular units for farm worker families, including preference for 19 families displaced by the January 2023 mass shooting), and Creekside.
- Discovery of five below-market-rate ownership units from a 1989 development; city working to track and educate owners.
- Short-term rental regulations certified by Coastal Commission in August 2023.
- Community services financial assistance: $300,000 to nine nonprofits.
- Tenant protection work: rental registry approved, launching June 1, 2024 (free registration June 1-30, $75/unit thereafter).
- Housing element not yet certified by HCD; staff revising based on HCD comments, expected to go to City Council in May 2024.
- Commissioner questions clarified that Stone Pine Cove is a mobile home park (typo in report) and provided context on the HCD review timeline. Motion to acknowledge receipt passed unanimously.
Director's Report
- Scott Phillips reported two coastal development permit approvals: (1) BK Motors conversion to a four-unit hotel, and (2) Coastside County Water District Carter Hill water tank replacement. Upcoming March 26 meeting: Caltrans multi-asset road improvement project on Highway 1 (repaving, guardrails, bike lanes, ADA improvements). Architectural Advisory Committee meeting on March 21 will review 555 Kelly Avenue and 540 Prisma Street projects.
Planning Commission Communications
- Commissioner Joanes raised concerns about unpermitted vegetation cutting in Pullman Ditch. Staff reported issuing a stop work order and notifying the property owner. Discussion also addressed CEQA notification processes for projects impacting Caltrans rights-of-way; Commissioner Joanes requested a memo or training on the state clearinghouse process. Other commissioners supported a brief training session.
Key Outcomes
- Approved consent calendar (minutes from Dec 12, 2023, and Feb 27, 2024).
- Approved Sign Permit for Coastside Hope (PDP-23-085) by a 4-0 vote.
- Acknowledged receipt of the 2023 Housing Element Annual Progress Report.
- Adjourned at approximately 10:30 PM.
Meeting Transcript
Tuesday, March twelfth, two thousand and fourteen. At this point, um, I think we should stand for the Pledge of Allegiance. Okay, so we have approval of the minutes. We have draft minutes from do you want to go over protocol first? It's okay. It's okay. Um, I just wanted to um yeah, let me do protocol for a quick second, and then we're gonna do roll call. Okay. Um, after. Um, good evening, everyone, and welcome to our March twelfth, two thousand and twenty-four meeting of the Half and May Planning Commission. We're broadcasting this live on Pacific Coast TV's website as well as on local channel twenty-seven. Um, a few brief public etiquette. Um, if those are in person, um, and for those that are in on Zoom. The penny commission chair will open up the general public comment section of the agenda at the time. Community members are welcome to speak on any item that is not listed on the agenda. For those listed on the agenda for those items listed on the agenda, there will be public comment opportunities during those times to discuss. Three minutes will be given and those in person, and then we'll move on to those on Zoom. Um please make sure if you are um speaking to clearly state your name for the record. Um, if you've dialed in by phone, please push star six to raise and unraise and star nine to mute and unmute. And I will now turn it over to Chair Gossett. Thank you. Commissioner Reddick. So Commissioner Hernandez. Vice Chair Johannes. Present. And Chair Gossett. Here. Thank you. Okay, the next item on our agenda is approval of minutes. We have minutes from December 12th, 2023, and minutes from February 27th, 2024. Does anyone have any comments or would anyone like to make a motion? I make a motion to approve the minutes from December 12th. I wasn't present for the second meeting. Okay. Do we have a second? I second. Those all in favor? Aye. Aye. Thank you. Next site for the 27th. I I move we approve the um minutes of February 27th, 2024. Second, do we have a second? I second the motion. Thank you. All those in favor? Aye. Aye. And Chair Hernandez abstains, he's absent. Thank you.
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