Half Moon Bay Planning Commission Meeting - June 10, 2025

The Half Moon Bay Planning Commission met on Tuesday, June 10, 2025, at 7:00 PM in a hybrid format. The commission approved five agenda items: a five-year coastal development permit for the Ritz-Carlton employee parking lot, a use permit for a new AT&T small cell facility, a resolution finding the five-year Capital Improvement Program consistent with the General Plan, a sign permit for Stone Pine Cove, and a retroactive mural sign permit. Public comment and the director's report highlighted an unpermitted grading incident by Caltrans at the intersection of Highways 1 and 92.

Consent Calendar

• Approval of Minutes: The commission unanimously approved the minutes from the May 13, 2025 meeting.

Public Comments & Testimony

• Jimmy Benjamin (former commissioner): Expressed distress over the scraping of vegetation at the southeast corner of Highway 1 and 92, noting the area is a prominent alluvial channel. He urged the city to impose consequences for unpermitted development and requested remediation measures.
• David Gorn (vice chair, speaking as a citizen): Voiced strong disapproval of the grading, stating the site had been transformed to flat, barren ground with three new gravel roads. He questioned how the work could occur without a stop-work order for three days.

Discussion Items

• 1.A – Ritz-Carlton Off-Site Employee Parking Lot (PDP-23-070): Staff presented a request for a five-year limited coastal development permit for an existing employee parking lot at 2251 Cabrillo Highway South and 1602 Miramontes Point Road. The project includes stormwater bioretention areas, pervious concrete sections, ADA upgrades, bicycle parking, and LED lighting. The lot has a history of temporary extensions since 2002; the current owner, Midpeninsula Open Space District, will only lease for five years. The applicant (Anthony Lombardo) requested the five-year extension to find a permanent location. Staff recommended approval plus an additional condition for a photometric plan to address neighbor concerns about light spillover. Commissioner Gossett raised concerns about maintenance of bioswales, citing poor examples elsewhere in town. The commission approved the project unanimously (5-0) with the added condition.
• 1.B – AT&T Small Cell Facility (PDP-25-011): Staff presented a proposal to replace an existing utility pole at 766 Main Street with a taller pole (35 feet 4 inches) to accommodate 5G small cell equipment. The pole is owned by PG&E, and the facility is not co-located, requiring a use permit. FCC shot clock deadlines apply (90-day decision period ending June 27). The applicant noted construction would take about a day per phase. Commissioner Hernandez suggested exploring aesthetic improvements (e.g., planters or banners) but the pole is PG&E property. The applicant (NextEdge/AT&T) was open to ideas with PG&E’s approval. The commission approved the permit unanimously (5-0) with an encouragement for staff to work with PG&E on incorporating the pole into the city’s sign program.
• 1.C – Five-Year Capital Improvement Program (FY 2025-26 to 2029-30): Associate Engineer Dale Eden presented the CIP, which includes 29 projects across seven categories (stormwater, economic development, parks, etc.). The program is a five-year version for flexibility, with projects previously reviewed as single-year. Key projects include the stormwater master plan update, Highway 1 North improvements, East Side Parallel Trail, and Smithfield redevelopment. The commission discussed the Pillar Point Creek restoration project (Commissioner Rems), stormwater management priorities, and concerns about discharges from Rocket Farms into the SAM wastewater treatment plant. Commissioner Gorn asked about the Carter Park outdoor theater (no permanent sound system). The commission unanimously adopted a resolution finding the CIP consistent with the General Plan.
• 1.D – Stone Pine Cove Sign Permit (PDP-25-021): Staff presented a proposal for a permanent freestanding sign (5 ft 3 in x 12 ft) at the neighborhood entrance, made of concrete and stone veneer. The sign is not illuminated and is similar to signage at Cypress Cove. The commission approved the sign permit unanimously (5-0).
• 1.E – Retroactive Mural Sign Permit (PDP-25-024): Staff presented a proposal to retroactively approve a mural at 735 Main Street by artist Julie Ableman (also painted the mural at Cunha’s Country Store). The mural is already in progress and is supported by the Main Street Streetscape Master Plan. The commission approved the permit unanimously (5-0), with commissioners praising the artwork’s beauty and community excitement.

Director’s Report

• Caltrans Violation: Director Lako reported that Caltrans graded a large area at the corner of Highways 1 and 92 without a permit. The work occurred on Wednesday, June 4; a stop-work order was issued by Thursday morning. The city is meeting with Caltrans on June 11 to discuss restoration and mitigation. The site is privately owned and leased to a contractor.
• Redondo Beach Road Gate: The California Coastal Commission appealed the city’s permit for the gate. The city withdrew the application after council prioritized the issue; the project will not return to the commission for at least a year.
• Champs Elyse Project: Approved by council; the lawsuit was withdrawn, and the Coastal Commission appeal period remains open until June 19.
• Certificates of Compliance: Two certificates were issued after extensive research by staff.
• Upcoming Items: Director’s hearing on a mobile home, a home at 400 Redondo Beach Road, and a solar structure at City Hall parking lot. Next planning commission meeting will include the initial study/mitigated negative declaration for the Smithfield project and an update on objective design standards.

Key Outcomes

• Item 1.A: Approved unanimously (5-0) for a five-year coastal development permit with conditions including a photometric plan.
• Item 1.B: Approved unanimously (5-0) for a 10-year coastal development permit and use permit, with encouragement to explore aesthetic enhancements with PG&E.
• Item 1.C: Adopted resolution unanimously (5-0) finding the Five-Year CIP consistent with the General Plan.
• Item 1.D: Approved sign permit unanimously (5-0).
• Item 1.E: Approved retroactive sign permit for mural unanimously (5-0).