Half Moon Bay Planning Commission Meeting - September 10, 2024

The Half Moon Bay Planning Commission met on Tuesday, September 10, 2024, at 7:00 PM at the Ted Adcock Community Center. The meeting primarily focused on a controversial Coastal Development Permit and Architectural Review for a new single-family residence at 2800 Champs Elysee Boulevard. After extensive public testimony and deliberation, the Commission voted to deny the project based on insufficient information to determine compliance with Local Coastal Program policies regarding flood hazards.

Public Comments & Testimony

• Non-Agenda Public Comment: Dave Shore presented slides arguing that the Hyatt Hotel project's Environmental Impact Report is deficient, particularly regarding visual resources. He cited precedent where a 5x12 foot Caltrans sign was denied for visual impact, and argued the hotel complex (34 feet high, 500 feet long) would have far greater impact. He urged the Commission to apply the same visual resource protections.
• Public Hearing Item 1.A (2800 Champs Elysee): Several neighbors spoke against the project, citing ongoing flooding from the Pullman Ditch and lack of comprehensive drainage studies. Key speakers:
  • Brad (used slides) argued that the property is subject to flooding, contrary to claims, and that the proposed detention basin would not address off-site flooding. He noted the percolation tests were done in dry June, not reflecting rainy season conditions.
  • Patrick Johnson (former planning commissioner) said he supports the project but emphasized the need for a master plan for all ditches in the city.
  • Beth MacN described walking the entire ditch, showing photos of erosion, blocked culverts, and public health issues from standing water.
  • Mary Ruddy noted the ditch is man-made, not natural, and criticized lack of action since July 2023.
  • Joe Farrell showed video of water from Rocket Farms flooding properties and demanded enforcement.
  • Jan Leonard argued that the entire coastside is a seasonal wetland and increased hardscape will exacerbate runoff.
  • Susan (2805 Champs Elysee) made six points about water flow, erosion, and lack of coordinated effort.
  • Anju opposed the project, citing health risks from standing water and erosion of bluffs.
  • John Rossi (online, 2804 Champs Elysee) stated that Rocket Farms dumps water, that the 30-foot easement is insufficient, and that the city should fix the ditch first.
  • Michael Becker (video) expressed concern about incomplete planning and contamination of beach.
• Applicant Rebuttal: Mark Massara (for the applicant) argued that the project includes a 25-year storm detention basin, a 30-foot easement for future drainage improvements, and that the city has been working on the ditch since July 2023. He claimed the basin will capture all runoff from impervious surfaces and not worsen flooding.

Discussion Items

• Staff Presentation: Project Planner Scott Phillips presented the history and details. The site is a 30,300 sq ft lot within the Stoloski-Gonzalez PUD. The proposed 4,710 sq ft two-story residence includes four bedrooms, a reverse floor plan, and a two-car garage. The project has been reviewed five times by the Planning Commission and twice by the Architectural Advisory Committee since 2018. The key outstanding issues from July 2023 were drainage and LCP policy compliance.
• Drainage Solution: A new grading and drainage plan features a 25-year storm detention basin (1 foot deep, with a 2-foot berm) on the western side of the property, replacing a previously proposed dry well. The basin is designed to capture and percolate runoff from the new impervious surfaces (3,864 sq ft). Staff hired Waterways Consulting Inc. for independent peer review. The peer reviewer, Matt Weld, stated that the basin is adequate for on-site retention but does not address flooding from the Pullman Ditch. He recommended additional hydraulic modeling to ensure the basin and berm do not block overflow paths.
• LCP Policy Compliance: Staff determined that Policy 7-12 (shoreline hazard evaluation) does not apply because the site is over 900 feet inland from the coast. Policy 7-55 (flood protection) was addressed by adding Condition B6 requiring hydrological modeling for a 100-year flood event. The property is not mapped as a flood zone in the LCP.
• Commissioner Concerns: Commissioner Henderson noted that the city has requested hydrology and soil studies since 2020 (and again in 2023) but they have not been provided. Concern was raised about the measured percolation rate of 0.57 inches per hour in one bore, below the recommended 1 inch per hour. There was also debate over whether the property is within 300 feet of bluff tops; staff determined it is over 300 feet from the beach edge (dunes area), but Chair Gossett expressed uncertainty.
• Motion for Approval: Commissioner Gorn moved to approve the project with additional conditions, including that the hydrological model demonstrate no adverse effects on adjacent properties and that the basin be sited to minimize tree impact. He argued the conditions provide a binary pass/fail before building permit issuance. The motion lacked a second and died after Chair Gossett abstained (citing incomplete information).

Key Outcomes

• Denial of Coastal Development Permit (PDP-17-055): Commissioner Hernandez moved to deny the project based on inconsistency with LCP Policies 7-51 (ensuring development does not cause or contribute to flood hazards) and 7-57 (requiring evaluation of structural flood protection measures). The motion was seconded and passed unanimously: Commissioner Hernandez (yes), Commissioner Gorn (yes), Chair Gossett (yes). The denial means the applicant may appeal to the City Council.
• Future Agenda Item: Commissioner Gorn requested that an item be added to a future agenda for the Planning Commission to define what constitutes a