Half Moon Bay Planning Commission Meeting - June 12, 2024

The Half Moon Bay Planning Commission met on June 12, 2024, to consider three major agenda items: the Fiscal Year 2024-25 Capital Improvement Program (CIP) consistency with the General Plan, a proposed ballot measure to amend Measure D regarding Accessory Dwelling Units (ADUs) and affordable housing, and a Coastal Development Permit for The Barn restaurant. The meeting included extensive public testimony and commissioner deliberation. The CIP was approved unanimously, the Measure D ballot measure was continued to a date uncertain due to insufficient analysis, and The Barn project was approved with conditions.

Consent Calendar

• None. The minutes from May 14, 2024, were not approved due to a missing motion; they were tabled for revision.

Public Comments & Testimony

• Paul Nagengast (Half Moon Bay resident) expressed concern about the CIP categorization (Highway 1 South Corridor study moved to streets) and urged partnerships with the county for safety projects. He also strongly defended Measure D as a growth management tool, not a no-growth ordinance, and cautioned against unscientific surveys.
• Mike Pereira (former mayor) highlighted unsafe intersections (Redondo Beach Road, Mirada Road) and opposed artificial turf at ball fields due to health and environmental concerns.
• Jimmy Benjamin (400 Polocitos Avenue) thanked staff for discussing the Kehoe Watercourse project but noted decades of inaction and hoped for prioritization.
• Joy (local resident and business owner) agreed with Paul Nagengast about Measure D, stressed infrastructure inadequacies (two roads in/out, no emergency room), and worried that amending Measure D would open floodgates for development.
• Mike Ferrara argued that Measure D has worked well for 25 years, only causing delays not denials, and urged more study before placing a measure on the ballot.
• Christalyn (Chamber of Commerce) supported ADUs as a way to house the workforce, noting her own difficulty finding housing. She urged approval of the ballot measure.
• Jimmy Benjamin (second comment) complimented staff for acknowledging limitations of the ADU survey. He opposed the ballot measure, citing infrastructure concerns and the temporary nature of affordability restrictions.
• Stuart Grunow (architect for The Barn) described the project as formalizing existing conditions and improving safety. Owners Patrick Hanna and Matt Hogan emphasized their commitment to compliance and community benefits.
• Brian Larson (local father) supported The Barn as a rare family-friendly dining option.
• Mike Alifano (local business owner) endorsed the project, noting use of local vendors and employment of locals.
• Paul McGregor (Miramar neighborhood) raised concerns about the intersection of Highway 1 and Mirada Road, citing a recent fatality, and questioned parking capacity.
• Paul Nagengast (second comment) requested multimodal safety studies for the Mirada Road intersection, noting it is in the county's jurisdiction, and questioned fire access via the narrow alley.
• Brian Bodas (neighbor behind The Barn) commended the owners for addressing concerns and recommended approval.
• Donald Schedon (neighbor) supported the project but emphasized the danger of left turns from the main parking lot onto Highway 1.
• Scott Frazier (local attorney and resident) supported The Barn, noting reduced beach parking in the area and no net impact.

Discussion Items

1.A – Fiscal Year 2024-25 Capital Improvement Program (CIP)

• Public Works Director Maz Bozorginia and Assistant Engineer Jonathan Wu presented the CIP, highlighting completed projects (e.g., Main Street Safety Improvements, emergency repairs) and upcoming projects (e.g., Poplar Street Complete Street, East Side Parallel Trail segments).
• Commissioners clarified the difference between programs (ongoing maintenance) and projects (one-time capital improvements).
• A motion to adopt the resolution finding the CIP consistent with the General Plan passed unanimously (5-0).

1.B – Ballot Measure Amending Measure D (ADU and Affordable Housing Exemptions)

• Assistant Planner Ocoee Wilson and Assistant City Manager John Doughty presented the proposed ballot measure to exempt ADUs and deed-restricted affordable units from Measure D, and to update the downtown area map.
• Staff noted that Measure D currently caps population growth; ADUs have become a significant portion of allocation requests, with 37 ADUs denied allocations since 2020. An informal survey of 73 ADUs found an average occupancy of 1.75 persons per ADU, lower than the city average.
• Commissioners raised concerns about lack of analysis on implications (e.g., infrastructure impact, traffic, affordable housing nexus), alternatives, and the rushed timeline. Vice Chair Johannes and Commissioner Gorn argued for more data.
• Public comment reflected deep community attachment to Measure D and skepticism about the need for change.
• Commissioner Ruddick expressed support for letting voters decide, citing small projected increases within build-out limits. Commissioner Hernandez favored the measure as a scalpel to protect Measure D.
• A motion to continue the item to a date uncertain (due to insufficient analysis) passed, with Commissioner Hernandez and Ruddick dissenting. The item will not go to City Council on July 16 as originally planned.

1.C – Coastal Development Permit for The Barn Restaurant

• Senior Planner Scott Phillips presented the project: formalization of existing restaurant use, including a new outdoor dining structure, restroom, improved parking on the north lot, and continued outdoor dining on the south lot. The project required a use permit due to expansion of restaurant use on the south lot.
• Commissioners discussed parking adequacy (26 spaces, meeting code requirements), safety improvements (new pedestrian walkway connecting lots, removal of trash from setback, fencing), and the critical issue of left turns from the main parking lot onto Highway 1.
• Public testimony overwhelmingly supported the project but highlighted safety concerns at the Mirada Road intersection and the need to address left-turn movements.
• Commissioner Ruddick praised the project as an excellent improvement. The commission added a condition requiring the applicant to work with city staff and Caltrans to implement measures to prevent left turns (e.g., signage, striping, barriers). The project was approved unanimously (5-0) with CEQA exemptions (Class 1 and Class 3).

Key Outcomes

• CIP Consistency Finding: Adopted unanimously (5-0).
• Measure D Ballot Measure: Continued to a date uncertain (3-2 vote: Vice Chair Johannes, Commissioners Gorn and Ruddick in favor of continuance; Commissioners Hernandez and Ruddick dissented). The item will not appear on the July 16 City Council agenda without further analysis.
• The Barn Restaurant: Approved unanimously (5-0) with a condition requiring the applicant to coordinate with city staff and Caltrans to design and install a physical barrier or other measure to prohibit left turns from the main parking lot onto Highway 1. The resolution cites CEQA exemptions per Class 1 and Class 3.
• Meeting extended to 11:30 PM to accommodate the agenda.
• Adjournment in honor of Joaquin Jimenez Jr., a fatality at the Mirada Road intersection.