Um, um, um, bungalow.

I think that was.

Um Bridget, you want to go through that?

I guess.

Um, I just want to make sure that we're live on our end here with PC TV.

Um there we go.

Thank you.

Um good evening, and welcome to the planning commission meeting of January twenty seventh.

Uh, we do have Commissioner Del Nagro, who is out oh, this evening, but is willing to serve um in the Zoom form.

So Planning Commission uh chair, let's see.

You are at your home, I assume.

Yes, I am.

Okay.

So now I will proceed in the roll call of the Planning Commission.

So Commissioner Hernandez.

Present.

Sorry, it's vice chair.

Chair Gorn.

I'm here.

Um Commissioner Planning Commissioner Rems.

Here.

And Del Negro?

Here virtually.

Okay.

I would like to ask you a few questions.

Can you hear I'm here too, Bridget?

Oh, sorry, Commissioner Reddick.

I apologize.

My new roll call sheet is not up to date, so I apologize.

Commissioner Del Nagro, can you hear me as well as your fellow commissioners?

Yes, I can.

Okay.

You have a copy of the agenda for this meeting.

Yes, I do.

And let's see.

Do you have anybody anybody under the age of 18 there and or anyone from the public?

No, I do not.

Um, so I would like to ask the planning commission, all four of you here present.

If you are not able to hear the planning commissioner Del Nagro, if you can please speak up now.

Seeing none, they all hear you.

Um seeing that there's no comment, this reflects on the record that Commissioner Del Nagro is present and indicates that both parties, the planning commission and the commissioner online, can hear each other.

Um he will represent himself.

Um I would like to advise the commission that any votes taken during the teleconference portion of the meeting must be taken by a roll call.

So that is all I have at this moment, and we will go forward.

I'd like to start this meeting with a pledge of allegiance, please, Rice.

So first on our agenda is approval of minutes.

Um I just wanted to make a clarification.

I noticed when I printed out the minutes that I put January 27th on the January 13th minute, so I just want to make that correction.

Okay.

Yeah, we have um but two sets.

We have October 28th and January 13th.

Um I believe January 13th.

Um Commissioner Del Negro was not here, so he'll have to recuse.

Um, anybody have any uh concerns or questions, comments on those items?

Um, I make a motion to approve the minutes from the thirteenth of January.

I can't make a motion for the second one because I wasn't there.

Okay, we could do them separate, so I'll second it.

Um we need a roll call.

Yes, uh Commissioner Rems?

Yes.

Commissioner Del Nagro?

Oh, he was abstained.

Commissioner Hernandez?

Yes, Commissioner Gorn.

Uh yes, and Commissioner Reddick?

Yes.

Motion approved.

Um so the minutes for uh October 28th.

Hernandez was absent, I believe.

A question?

No, I move we approve those minutes to give a second.

And roll call, please.

Yes.

Um commissioner Rems.

Yes.

Commissioner Del Nagro.

Yes.

Okay.

Um Vice Chair Hernandez abstain.

And uh Chair Ruddick.

I mean, sorry, I'm all over the place.

Uh Commissioner Ruddick.

Yes.

And Chair Gorn.

Yes.

Okay.

Motion approved.

Um, so now is the time to open up a public comment to now's the time to open a public comment to anything that is not on our agenda tonight.

If someone would like to speak here or remotely about something that is not on the agenda, now is the time to raise your hand.

I am seeing no one.

Yeah, I see none.

So we will not open that public comment.

We'll move on to our um our first item, our item.

Um, and that is uh an application for a coastal building permit, architectural review to allow construction of a two-story building on uh Parisima.

Scott Phillips, you are up.

Yes, thank you, Chair Gorn and members of the planning commission.

I'm Scott Phillips, project planner uh working on uh 540 Parissima.

Now, before I start the presentation, just a reminder.

Uh this would be a good time to disclose any ex parte communication uh the commissioners may have had with uh applicants or you know anyone anyone else at this time uh I've spoken with one of the members of the AAC on this project, Chad Hooker.

Okay, thank you for that.

Uh this slide shows uh the subject property and surrounding area.

The uh the site is uh within the commercial downtown zoning district.

It's also within the heritage downtown as identified on figure nine one of the land use plan.

Now Heritage Downtown is considered a uh visual resource area, and the site is currently vacant, so it's uh central it's mid-block, uh 500 block perissima, and is surrounded by developed properties.

Now, as you mentioned, the uh permits requested include a coastal development permit, an architectural review.

Uh no variances or exceptions have been requested or uh and none are needed for uh the design that's proposed this evening.

Uh project consists of a two-story mixed use building on the vacant site, totaling 5,365 square feet.

And I'll go go into a little more about the project description as I uh introduce the plan the sheets of the plan set.

Also go into some uh a little more background on the uh review of this project.

So this slide includes the proposed site plan, uh, and uh the ground floor uh would include uh commercial office, parking, uh some uh supportive storage and other spaces, and then the second story would include uh two residential units.

Uh the site plan uh shows the driveway along the south side that accesses two uh mostly uncovered parking spaces in the back, as well as the uh trash enclosure.

Scott, would it be possible to get the larger view?

Um I appreciate my commissioner Del Negro, but um I'd prefer to see a larger view of the site plan if possible on our displays here.

Let's see.

Yeah, that might be something that's on Bridget's side to adjust.

We're trying to get the site plan bigger.

Okay.

I wait till you all better.

So currently there are no frontage improvements.

It's uh just uh rolled asphalt uh that sort of bleeds into the uh front property line.

Included with the project would be uh uh is new curb gutter and sidewalk as well as uh driveway apron, and then uh the remaining uh sort of landscape strip between the new sidewalk and roadway would be landscaped, all included in uh as part of the project.

Uh Public Works has reviewed this, they're supportive of the new sidewalk going in, and you know I know in the past we've taken in a deferred street agreement or some other uh method of uh you know paying for the uh frontage improvements.

Uh this project would include all frontage improvements.

Sorry, does it include curbing gutter?

Correct.

Yes.

So a separate landscape plan was prepared and uh all driveway surfaces include uh interlocking pavers, uh landscaping along the front of the new building and as well as uh on the north side, and a comprehensive grading and drainage plan was prepared by a civil engineer, uh essentially capturing all the the stormwater from downspouts into a detention basin in the back, as well as uh the uh remaining uh impervious surfaces.

Uh overflow from the detention basin would be directed down the new driveway into the new gutter, and this grading and drainage plan was uh rooted reviewed extensively by our engineering staff.

They are supportive of uh the the drainage design proposed.

Now this slide includes uh not only the site plan but the the first floor plan, uh the interior parking configuration, which includes two tandem spaces for one of the residential units, and then the accessible parking space for the commercial office space.

Now the commercial office would be open to the public.

This uh the idea is that this would be a you know office space for the owner's business to be conducted, and uh sort of showroom for uh potential clients, uh, and then the the parking would be for uh one of the residential units.

Second floor plan, which includes the two residential units, uh for the most part mirror image floor plans uh with subtle differences.

Uh the the front unit includes a larger uh front deck that overlooks Perissima Street, the back deck uh slightly smaller, and then uh subtle differences in the floor plan, but essentially the same with the you know the two bump outs uh for the uh kitchen and uh rest uh bathrooms, uh stairway uh for the front unit would be uh main entrance would be off the north side, and then uh for the rear unit uh the the entrance and exit would be off the back.

Roof plan, uh the roof would be uh would be would include asphalt shingles, full solar system big enough to power the two units, and then uh the floor uh roof plan.

You do see the this two side-loaded gables that have been included into this the design.

And then proposed east elevation.

This is this is the most prominent side of the proposed building, uh, and includes Hardy Plank ship lap siding on the bottom uh as well as Hardy Plank board and batten on the top, sort of um you know, colors have been selected that are uh contribute to each other, and then note that the business sign here uh would would include a separate uh sign permit, and we've added a condition of approval requiring a separate review of the sign.

Now another thing to note uh ground floor includes a 13-foot plate height.

Uh second floor is eight-foot plate uh with with some vaulted ceiling spaces.

Uh the idea behind that is that the ground floor would uh, you know, be utilized for more commercial use, uh, provide some distinction between the commercial on the ground floor and then the residential on the second floor.

Uh opposite the um east elevation, west elevation, sort of facing uh Cunya Middle School and uh the residents behind the site.

Uh notice that the colors and materials have been extended you know throughout the uh exterior of the building.

Uh bottom left hand corner also shows the new trash enclosure.

Uh the idea is that that would be include you know compatible colors and materials.

Side elevation, this is the north side.

Uh it shows the the smaller of the two gables uh that house the the bathrooms for the two uh two units.

Uh this also includes uh shows the trash enclosure on the bottom right-hand corner.

Second story does, you know, with the the two gables provide some additional articulation.

And colors and materials are consistent on this side as well.

And then the remaining side, the south elevation, that's where you have the solar system and the larger gable that includes the uh sort of the sides of the kitchens, as well as the uh the front deck that overlooks parissima.

Now included in the packet was a uh photographic rendering to sort of uh assist the planning commission in the review of this project.

It was pointed out uh you know uh that the colors indicated on the photo rendering are really inconsistent with the uh what's shown on the color and materials uh sample as well as the elevations.

Uh so we did reach out to the architect, we asked for some updated photographic renderings.

Uh they did provide this provided that to us this afternoon.

Uh so we're we're happy about that.

We're we're liking this photographic rendering much better.

Uh you know, it does reflect the you know the elevations uh more accurately.

So now to get into the uh the permitting history, this this project was submitted back in 2021, and uh let's see in 2020 a new state law took effect that limits the amount of uh public hearings that a city can have uh when reviewing housing projects to five.

So we've had uh three architectural advisory committee meetings uh this tonight.

This will be public hearing number four for this project.

Uh so just to heads up that it's we are getting close to that uh five uh that magic number of five where uh the deciding uh governing body would need to make a decision on this project.

But uh uh what I'll do is I'll walk through the basically the three AAC meetings that took place and uh a quick summary on each of them.

So uh first review by the AAC took place in February 2022.

Uh what I tried to do here is uh just note some of the key uh recommendations that the AAC provided uh upon initial submittal.

And uh the main concern the AAC had was that the the design that was initially submitted uh really was more had the had more of a residential feel to it as opposed to the uh mixed use development that was uh proposed.

Now at the time that the owner uh, you know, the the the project included just one residence on the top floor, and then more of uh industrial use.

Uh, the idea is that this would be more of a um you know uh woodworking and uh artisan type uh use on the ground floor.

Uh and that's that's morphed over time as is and I'll go through that.

But uh the key points, some of the ones you know I I took from the uh AAC summary notes that were attached to your staff report, uh, tried to capture some of the key ones here.

So in March of that year, uh revised plans were submitted.

We brought it back to the AAC.

Uh design was definitely a little better.

At this time, we still just had one residential unit on the top floor.

And uh, you know, the AAC, I think they were they were pleased with the changes, but we're s still would, you know, had quite a few recommendations, you know, including calling out the colors and materials, updated plant chart, and a few concerns about the uh you know the trellis on the side and the rock facade.

They really felt that this was still kind of more on the the residential design feel as opposed to what it actually was as mixed use.

So some time went by applicant revised the project substantially including adding an additional residential unit to the top floor which we were very pleased about.

This site is actually within the downtown measure D, so we were able to issue the measure D, the additional measure D allocation quite quickly for this applicant.

He also added the driveway along the south side to access the parking in the back, which narrowed up the building but also he cantilevered the second story over the slightly over the driveway, providing some additional articulation, and then really made made some strides to reflect a design that was mixed use in nature, the commercial on the ground floor, residential up top and and then also coming up with a an a second entrance being that he added a second unit to the top floor the solution there was to create a stairway along the north side to create the entrance into the front unit and then you know as I showed earlier the main the entrance to this the unit in the back was off the back.

And I'll have to note you know AAC they'd still had some recommendations but they did you know mention uh general support for this design.

Now we did go through you know some other ideas since the 2024 meeting you know working with the applicants on hey is would it be possible to add a third unit and what what would that look like and you know that did you once you get into three units then there's a whole nother set of uh disabled access requirements that we were sort of evaluating at the end of the day uh the applicant that did decide on two units uh given the amount of time that went by we thought it made sense to update the AAC uh before scheduling the planning commission meeting which that that took place on the 8th of this month and um we also there were some changes to the interior parking you know the the tandem parking and um we wanted to update the AAC on that and again they you know there was general support for the project there were there were you know some reminders on hey you know we'd like to see more detail on the uh you know the the trim between the two exterior materials uh and you know it's just a reminder that some of the comments uh still remained as far as recommendations now now I'll get into the the analysis um you know uh what's applicable uh to the planning commission's review and start off with the local coastal land use plan uh what I've done here is um sort of showcase some of the uh two of the policies that are um you know that I feel that are um most pertinent to the planning commission's review that uh you know this this project policy nine-25 uh in relation to heritage downtown you know does this project uh contribute to the you know visual resource area of heritage downtown and you know this this policy really uh you know references the design review of new development as you know the the key thing for whether or not uh there's substantial conformance with this policy.

Also policy two-three two uh also relates to the heritage downtown uh and encourages mixed use development.

So uh you know that's that's another thing, you know, another policy that uh it's really important for the planning commission to consider.

Both of these are included in the um the draft findings and uh exhibit A of the staff report or the resolution.

Now, as far as the zoning code, uh as I mentioned earlier, no exceptions or variances were requested.

Uh since this is mixed-use development, that there are relaxed development standards.

Uh, for example, zero lot line is permissible uh for mixed use.

Uh, there is no floor area ratio or lot coverage limitation.

The maximum allowed height is 36 feet, uh, you know, compared to residential is 28.

Uh parking, uh, when it comes to mixed-use parking, there are some uh relaxed relaxed standards.

The key with mixed-use parking is that you meet the minimum amount, but the configuration, there is some flexibility.

Now, downtown specific plan, uh, you know, it is an older document that but it does have some pertinent policies uh that are that the plan, you know, I'm uh the planning commission's encouraged to evaluate.

Uh that there is one in particular that we felt that uh we needed to we sue you know decided it made sense to add a condition in relation to the new street tree uh to provide uh conformance with policy 4.412 uh in relation to street trees.

Uh and we did double check with the uh fire district just to make sure given everything going on with the fire severity zones.

We wanted to make sure that this wasn't sort of going against a fire fire district policy, and and they confirmed that adding a street tree is it would be okay.

Now, uh since the site is within a visual resource area of heritage downtown, uh story polls are required even though uh no variance or exception was requested.

And story polls were installed at least six days prior to this the hearing tonight uh in come in compliance with our story poll policy.

And the project is categorically exempt from CEQA pursuant to section 1530, and this is new construction or conversion of small structures, or in this case new construction.

And then a couple of things that's come up.

I you know, I mentioned earlier about the photographic renderings.

Uh you know, I can flip back to that if the commission's interested.

And then a question can also came up, you know, in the past day or so about uh the applicability of objective design standards.

Um now we currently have the interim objective design standards uh that were adopted in uh what was it December of 2024.

So this project was submitted in uh you know in 2021.

Uh so uh the the objective design standards wouldn't apply to this project because it was it it wouldn't make sense to uh add this to a project that's already under review, but uh any any project submitted after the date uh the the interim design standard design objective design standards are were implemented then they would be applicable.

Now, as far as noticing, you know, we did uh notice the site back in 2021 when the application was initially submitted.

Uh we advertised on site for the meeting this evening.

We also mailed notices to all the neighbors and within 300 feet, and then a legal notice was published in the the daily journal as required by the coastal development permit chapter of our code.

I didn't receive any uh written correspondence, any, you know, any concerns about the project.

I did uh receive a um just a uh you know some questions from a neighbor a couple of doors down, but uh nothing that they you know and I let them know about the meeting tonight, but that was it.

As you probably noticed in the staff report, uh we w you know we're recommending approval uh, you know, depending on you know what the what the commission thinks about the policies that I've laid out and uh you know um any concerns you might have.

And then here's a recommendation for uh the meeting format.

I'm happy to answer any questions.

Thanks, Scott.

Um I will open up to Commissioners if you have uh questions about um uh details of this project.

Uh Commissioner Rems.

Thank you, Mr.

Chairman.

Uh Scott, on uh on the uh the skin of the building, I noticed that it went from a horizontal kind of a collaborate kind of thing on the bottom and the top, and then in the later renderings, it went to a vertical almost like a barn siding.

And I'm I'm wondering why.

Is was there a reason for that?

Was there some kind of request for that from city?

Or did the applicant just decide to change that configuration?

Yeah, so I I would say uh a bit of a combination of the two.

Part of it is that there was a desire by the applicant to add a driveway on the south side, which narrowed the footprint of the building.

So before the the footprint was wider because there was no driveway on the side.

So that added to the sort of you know, uh, like you say, sort of the massing.

And then also the front wall, uh, instead of having the two gables, uh, the uh the top ridge was was brought out towards Parisima with the the side gable.

And I the architect is also here this this evening, uh, you know, I'm sure you can provide a little more detail on on sort of the you know the design methodology on the change.

Thank you.

Yes, um Commissioner Reddick.

Thank you, Chair Gorn.

Scott, regarding excuse me, regarding the permitting history.

You are you described the history with AAC as being three meetings and an update.

So the update was not a meeting.

That's right.

We've done this done it in the past.

Hey, we you know, just to give them the heads up, you know, we have this item coming up with the planning commission.

We didn't want, you know, we we primarily did it be to so there wasn't any surprises.

So, is is that uh is the update something where everyone is in the same room together?

Yes, that's correct.

So, but you're not you're not uh requesting feedback or input from the AAC, so it doesn't constitute a meeting.

That's the idea, yes.

What did I hear you write that in the nearly two years since the last AAC meeting that that time was taken up primarily by the applicant working on final vision of the of the plan and and not the not the city slowing them down?

That's correct.

And now we we did as as changes were made, we we pulled in other departments as needed.

You know, for example, changes to the accessible parking, uh, you know, I requested feedback from our building official, and then he also got his CASP inspector involved to make make for certain that it met ADA requirements before moving forward.

So that that you know those reviews did take some time, but um yeah, I you know, but there were some changes also.

Okay, thank you.

Um we have uh Commissioner Del Negro has his hand raised.

Yeah, I got some um questions.

Sorry again, feedback.

Um the first question I'd have is um what was on the property previous?

Was it always an empty lot or has it something been torn down at some point?

Do we know?

Scott.

To my knowledge, it's been vacant.

That I'm not aware of anything that's been built there, and uh you know what I'm worried about is there's an inaccuracy on page six.

Then it says that the building's wrapping around an existing home on the site, which does not exist.

Um, just trying to figure out whether that something was torn down that I don't know about, or maybe just it's a accurate statement.

Yeah, to my knowledge, the site's been vacant.

So I mean you know, maybe um you know uh the the applicant may be able to provide some additional feedback on that.

So um, you know, I know I know he's lived in Hap Moon Bay his entire life, so there might be some he might have some background that I'm not aware of.

Um second question I have is about the statement that there's a second commercial space, and obviously I see the office.

Is the assumption that the sort of garage open housing area is a second commercial space separate from the first?

No, that's incorrect.

There's uh just one commercial space proposed.

Okay, so there's another inaccuracy in the document where it says there's two residential and two commercial spaces.

Um we define this is a commercial, not an industrial space.

Is that correct?

And initially when the project was submitted, the idea was that it would it would be an industrial space, sort of woodworking, uh custom woodwork.

Since that time, the applicant has decided to just have the office space.

Okay, because it's not zoned industrial and there's housing right next door, obviously.

Yeah, so commercial downtown.

One of the eight.

Sorry, go ahead.

Yeah, the so commercial downtown industrial uses would be conditional.

Well, I've been considering a commercial permit request.

Um yeah, I did read in one of the meetings from the AAC that there was a woodworking type of shopping proposed.

Initially, yes.

Um, do you know about the expected duration of the build?

Yeah, I what I would I may uh defer to the applicant on that.

I think you'd be able to provide you know some uh more detailed feedback on the how long it would take to build it.

So that's okay.

That's two two doubles.

Um next question I have is are there any other cantilever buildings in downtown?

Because I can't recall what.

Yes, there are a few that are a little on a little, you know, maybe in 70s or 80s uh primarily uh to my knowledge are uh all residential, but we do have a few others in downtown.

Okay, so there's some novelty to it as a building, but not extremely novel for the area.

Correct.

Thank you.

Um I will get some questions about the drainage on the north side at some point here.

I don't think that's probably that.

Um, I guess I'll yield any other time right now until I come with some more questions.

Thank you.

Yeah, there'll be more time later.

Um, Vice Chair Hernandez.

I'm curious how the design conform.

I'm curious on the architect's opinion on how the design conforms with um the scale of downtown consistent with buildings around it and the massing uh in the uh downtown plan, downtown specific plan.

Uh policy four point two one two requires buildings similar in scale and mass.

And policy nine two five, which you showed, the first condition of nine two five uh for the historic downtown, uh that policy also calls out specifically um scale and mass shall be considered.

Um I think it says shall um so I'd like to get the architect's opinion on how this conforms with both of those policies, and in the residential design guidelines, we have clear policies that existed at the time of this uh application that you shouldn't have long um horizontal planes that are unbroken up on walls, and I think 40 feet is the standard for residential projects.

Um I don't believe we have such a standard for mixed-use commercial projects, but um I'm a little surprised about the sort of long planes that dominate the design.

And yeah, so I'm I'm giving question.

Yeah, so I'm I'd like to hear the architects.

I'd like to understand how the architect um addresses, you know, those standards that we have for construction, especially in the historic downtown.

Uh anyone else clarifying questions?

Have questions about this?

So we'll get the applicant and the architect up if they're here, and um right now I'd like to open it up to public comment.

Which I guess I could go like this.

Does anyone want to speak upon this project?

Um, both uh online or in person.

You see anyone?

No.

I have no one.

Would you like to speak?

Okay.

Well, you have to you'd have to get up to the microphone if you want to talk.

Are you are you the applicant?

I'm not the applicant.

I'm not the public speaker.

Okay.

You know, that was a very downtrodden area of Happen Bay.

I've been here a long time.

Hold on, you have to you have to say your name.

I'm I'm Dr.

Robert Moody, and I'm my maestry.

Okay, and so I have to say that that particular area was blighted, never taken care of.

That was my mother-in-law's property.

That building next door was a wreck, never insulated, dilapidated, the roof leaked.

I mean, there's nothing outstanding on that entire area.

It's always been a blighted area that's mainly main barely maintained.

I knew the owners of the corner building, the mercantile building, I know one into that.

I think something that's outstanding and nice is in character with the city.

I mean, something that's actually built with quality, and for a mixed use building, I think that looks beautiful myself.

So um you're not the applicant, but I'm not the applicant, but I'm talking because I know the history of the property.

She also owned the Milkentile building at one time.

And so I know her big thing wasn't really putting a lot of money into property.

So the um we had a question up here about what the timeline for completion.

Is that something you can answer?

He can answer that.

I'm just saying I know when I did my building, there was a lot of a lot of concern.

And I think my building before Mr.

Chester building was the most beautiful building on Main Street.

I still have the nicest garden on Main Street.

I got one of the nicest trees.

I mean, I have more people that take pictures in there that love that building.

So I think if you build something quality, it's gonna draw people.

I think that's what Happen Bay is all about.

I mean, there's a lot of blighted areas, but I think if you're doing something that's beautiful, I think that attracts people.

I'm all for it.

I know I'm his dad, but I did my building, and I had a lot of people didn't want to do it.

You know, I I fortunately it got through, and I've maintained that building beautifully.

And you look at the building across the street, which should be torn down, and the city's never done anything about it.

I remember down at the corner.

How long did that go on?

That was a constant blight to the city, and nothing was done about it.

And now somebody's trying to do something of quality.

I just want to make sure there's not a lot of blowback on it because I've seen him plan it, research it.

And I think that's what we want to do here.

Thank you.

I actually have a community.

Yes, uh Commissioner Del Negro.

I saw I asked if you knew the history of the lot if what was built on that lot.

Was there a house at some point?

The applicant.

Well, we'd have somebody can do that lot.

The applicant's gonna go stand up and speak.

I think he was saying that there wasn't uh a house that his mother-in-law owned it.

Is that correct?

Yes.

I my name's Robert Moody, I'm the applicant.

As long as I've been alive 40 years, it has been vacant.

So I don't know how much longer before that.

Probably a couple other people in this room could say for it, but 40 plus years.

Um as for the duration of the job.

So the microphone.

As for the duration of the job, um, I'm estimating a year to a year and a half to complete.

I built many projects.

Uh a little smaller than this, but I've finished house anyways in 10 months.

So I'm figuring for the size of this, a year to a year and a half, something like that.

And um and is the architect here.

Yeah, good.

Can we get the answer to that one other question?

Thanks.

I am um John Walter, so architect director for the project.

Um, I think there were a few different questions.

Um the first one on the the scale and the massing of the building.

I think there is some precedent on Parisima.

There are a lot of uh the house next door is a single story bungalow, but across the street there is a taller than this uh two-story building adjacent to single story buildings.

We've tried on this to break up the massing part of the question going back to why did the why did you go from the sink the shingle siding to the more vertical was we felt like the transition from the horizontal to the vertical uh port and batten on the upper floor broke up that massing and created more of a sense of scale between the two.

Um, and then uh Scott mentioned, you know, some of the iterations over the years.

Um the the bump outs and the articulation that's happened around primarily on the upper floor on the residential portion.

Um I think also you know helps with those longer um facades that you had mentioned.

Um the garage, you know, on the south side, you do end up with a longer facade.

We couldn't quite bump it out there because we are constrained on the site with trying to provide um a driveway access through there.

Um so hopefully that answers most of your questions, happy to answer more.

Did that answer all your questions?

So, um the building next door, there's a a two-story Victorian as I'm facing the building to the left.

Um and um that's set back from the street because it's residential unit.

Uh there's another, I guess, uh ranch style house to the other side that you're talking about.

Um, and then across the street, you have the um, I guess that's a cinder block building that was built in the 50s or 60s, it's also set back from the street.

Um, uh and so.

Like from a height perspective, is it taller than the mercantile building?

I see that it's similarly set back, has a similar setback from the street and where the curb and gutter would be to the mercantile building.

Can you talk to me about the visual character relative to other similarly sized buildings in the area and and walk me through the consistency discussion on that?

Sure.

I think from a height um perspective, I'm not exactly sure of the height of the mercantile building.

I was out there looking at the story polls right before the meeting.

I would say they're, you know, to the naked eye, similar scale, similar height.

Uh whether one is higher by a foot or two, I I couldn't tell you.

Um, but like I mentioned before, like the mercantile building is more of a uniform facade, so one thing we did try to do on this is is break up the facade to create more of that pedestrian scale, and then you know, go from the the horizontal to the vertical um between the two levels.

You transitioned into this project.

About 18 months ago, I want to say more or less, yeah.

Um I saw specific feedback from the architectural advisory committee, and we also received comments from two AAC members, one of whom is present here.

Um regarding the re residential space and and there was uh direction to make the residential area maybe have a larger opening, maybe have some articulation that presented um an indication of transition.

And um I saw in the last set of comments, at least one of the AAC members felt like that was missing.

Could you walk me through that because I know it's tricky to do a mixed-use building?

Um can you walk me through how you're visually trying to characterize this as a place where people live versus downstairs is a place where people work.

Yeah.

Um I think the architecture of the building, the gate the gabled roofs, um, you know, we and then the articulation along the the windows um where the kitchen is on the south side of the two, and then uh it's a rustroom or a bedroom bump out on the north side, um, gives it more of that residential feel.

And on the street, the parissume facing side, is there some element that communicates architecturally this is a place where people live.

I think the profile of the roof communicates that.

Um, and I think the arc you know the materiality of the ground floor, we envision that roll up door to be more of an industrial style.

Um the lighting at the pedestrian scale on the ground floor is you know an industrially inspired lighting um to sort of uh communicate the commercial aspect of it.

Why a red door?

It's Robbie's favorite color, okay.

Uh it it um, that's an easy one though, that's paint.

So if you've got a favorite color, I I I I I um I looked at the rendering and and it was a little pixelated, and so I I it visually jumped out at me.

Um but it it I think you've accomplished the commercial space, clearly communicates commercial space, it's consistent on the first floor with other buildings.

Um I observe, you know, um it seems like the door is off is out of balance with the space.

It seems like it's too far to the corner.

That's me being nitpicky, but it just seems like there's a it visually doesn't seem to balance um a little bit, but I do think you've accomplished the requirements of a commercial or retail uh type space.

Um the landscaping calls for tree.

Um I don't see a tree in the landscaping plan.

I see some bushes, um, so I'm curious about that.

I hate to interrupt if you guys can hear me.

I think the public has lost all audio to the meeting.

Okay, hold on.

Yeah, thank you.

You're back on it.

Yeah, I can you can hear us now.

Thank you.

Yeah, I can't.

Yeah.

Thanks, Chris.

Can I answer that?

Thank you.

Yeah, go ahead.

Uh, honestly, that was a new requirement to me.

So no, it's not in the plans right now.

Um, but I'll get with Scott on the specifics of it and we'll make sure it's incorporated in the permit set.

Um one of the pieces of feedback I received um from I I spoke with city staff prior to this project, and they called out 538 Main Street, which um Dr.

Moody has referenced uh and the driveway in particular was part of the inspiration.

I looked at 538 Main Street, and um one of the things that jumps out at me is it has a trellis, it has uh components that break up that space.

Is there anything you can do with the space that you have to visually break up, especially that long plane on the first floor?

And how wide is the driveway?

I meant to look at that in the plans and I didn't see it.

I believe it's 10 feet.

Yeah, so it's a single, a single car drive through there.

I I think on the north side, there's some there's some planting we can do.

There's gonna what you don't see in the rendering is there's a fence between the two properties, and that is mostly gonna be obstructed.

Um yes, I would agree there is more of a challenge on the cell side, um, something we can take into consideration.

Uh nothing off the top of my head that that comes to mind.

Um we can look at possibly we're sort of at the minimum throat width at that garage that we want to be, so to create more room for articulation, we'd have to take that out of the commercial space and and shift that over.

Um so I think and then we we also don't want that cantilever to be too much where it feels unbalanced.

Um so it does start to create a waterfall effect.

We feel pretty good about the two residential units.

I think the they're each about 1400 square feet.

They're not we're not trying to cram small, you know, apartments, and they're they're gonna be good, nice size housing units for the community.

Um, taking all of that into consideration, trying to get the right parking in there that was a challenge on the site, and still maintaining a good size office is is where we landed, but it doesn't mean you know we can't continue to iterate on it.

I'm done for now.

Thank you.

Thank you.

So um just do we have anyone else, Mr.

Chairman?

Well, hold on, because we're uh it's actually um we left the it's for it's uh for public comment.

So um do you have a question for the applicant?

Is that what you're asking?

I have a question for the architect.

Okay, as long as he was up there, all right.

Come on back up.

Yeah, we can officially close public comment.

Yeah, I would like to close public comment, which we're doing, but we but you can come on up.

Yeah, that's fine.

You're invited.

Okay, uh you answered my questions uh to my satisfaction on why why you went vertical and horizontal.

I just wanted to the question then came up in my mind.

Have you considered inverting it?

Making the upper layer upper level horizontal and the lower level vertical, vertical being more consistent with your commercial kind of kind of a an area.

I was just wondering if you considered that.

Uh we hadn't considered it.

Um I I think you know, to some extent that's objective.

I like the the balance of having the uh the horizontal sort of creating a base for the building, a visual base for the building, and then the vertical elements rest on top of it.

To me personally, it might feel unbalanced if you if you swap the two.

I think that's completely subjective though.

Thank you, Mr.

Chairman.

Okay, so um we can open this up to uh commissioner's deliberation.

Does anyone have something they want to say?

I still have four or five questions for Chris.

Um, stay up there.

Commissioner Del Negro.

Yeah, so um one question I had was about the utility area.

What type of utilities are in that utility storage area on the first floor?

That was one question.

Where are the utilities located?

What was your no what what is what type of utilities are we talking about?

Is this for the business?

Is this for the apartments upstairs?

Is it a it's a very large utility area?

I'm assuming most of it's storage, storage, mostly storage, yes.

All right, the second one I asked earlier was about the expected build duration.

How long do you think this build will take when you start?

Uh one year to a year and a half.

Okay, very reasonable.

Um the other question I had uh was about, I know it's real hard to find a place to put trash cans.

Are you concerned the trash cans are right beneath the deck of the back unit's bedroom window and sliding glass door?

Um it's kind of an unfortunate place for that deck to have trash underneath it.

I agree in consideration that's I agree, but like like you mentioned, it's very hard to find the a good spot that's accessible to pool cans easy in and out without moving all of them.

So it could move further to the left, I guess, but uh found that was you come down the stairs and you can walk right to the trash can it's easiest for the for the tenant above instead of hell you also have a shared fence line it's hard to the neighbors being conscious of them.

And I guess the two last questions I had one is really for the architect which is about um the drainage on the north side is there a French drain on that side are the trick the drains tight into a drainage line or they the roof drains are putting onto the pavers and along the flow on the pavers to guide the water.

So probably I can answer that question better I've been involved in this so all the downspouts the water flows into the detention pit directly through a pipe so it does not go on the papers first I believe and then the pavers are uh pervious so I believe there'll be a system underneath to divert the water um into the earth also that's fantastic I was just a little concerned because the slope does aim towards that house next on the north side a little bit that's a real comforting feeling that you're getting all that water away from the neighbor's house.

Sure.

And then the last one I had was was there any consideration of adding corbels underneath that overhang trying to make it look a little less more stable instead of the cantilever is that something the AAC went over or did not suggest we changed the building a lot since original it was just a square box so we added to add articulation we added the cantilever.

And because the driveways on that side there's not much more room to if you added a trellis it kind of cancel itself out because you're not going to be able to see it that much with the cannile above it.

Well that's good enough thank you very much.

Thank you.

So taking it back to the desk anyone any commissioners have um comment on this project.

I'm seeing none so um I would like to say first of all Scott thanks for making sure the story poles went up because that's I know it's required but it's not always done and it was uh really good to see those and to see the size of this project compared to the neighborhood um I also noticed there is no height variance on this project and there's no street variance and there's not even a parking variance which um it actually has an extra parking space which um is uh which I have never seen um in a project before us so um I don't have an issue with this project myself um I think this is um a great addition to that block anybody else if I may chairborn I'm gonna agree with you on that I think that uh as Scott is um excuse me one second I could try to not do my Lauren McCall impersonation so regular I was gonna uh say that Scott has provided us in the staff report there are uh policies in our plans that that do encourage mixed mixed-use projects like this uh infill in downtown is always a good thing and I'm um uh uh sensitive to the overall uh environment of of that part of Paris Street and and think it it uh as Chiragorn said it uh is within our uh height limits for zoning and doesn't require any exemptions there and I'm I'm fine with the massing and the scale I I know that I I feel at a disadvantage on these the correspondence that went back and forth today because I saw it literally 10 minutes before the meeting started.

And I I get the sense that there is some uh differences of opinions on some details among our architectural advisory committee members who all of whom are professionals who've done a great deal of good for the city over the years, but I'm I'm not of a since I am very much not uh uh an expert or no or knowledgeable about architecture.

I I don't want to wade in and try to make judgments on those differences of opinion.

And um so uh I think it's uh I love the I love the the look of it as described in the as shown in the photo-realistic models there, and I uh agree with Chair Gorn that I'll support it.

Anyone else?

I'm happy to go next if you want.

What's that?

Um, help me to speak next if you are uh amenable to the chair.

Oh, sure.

Uh Commissioner Del Negra.

Yeah, I look at the project from a pluses and minuses perspective, objectively and subjectively.

Objectively, um, yeah, I do agree.

No exemptions, it meets all the codes.

We have to feel really good about that.

Having something there that provides value to the community is a great thing to have.

Um, I think one of the subjective things that it does kind of makes me uh a little um sympathetic towards the applicant.

Obviously, this much time going into trying to get a build on a site, it's gotta be extremely frustrating.

Um, and of course, this many meetings for a project um of this size um seems like a lot over the years um for any projects I've dealt with that are of much much greater size in my other roles as a planning commissioner.

Um it feels like maybe it didn't quite take as long for some of those.

Um maybe it's uh some sympathy for the candidate for that process he's been going through.

Um, same time, um, you know, I do feel like the mass modulation makes me feel uncomfortable looking at the building.

You know, the overhang does make me feel like it's a little top heavy, and as a person who's got somewhat of an ADD type personality or OCD type personality, um, it's not my favorite choice in mass structure.

Um, however, um it's not so atrocious as to not fit in to the overall beach feel of a community like Half Moon Bay to me.

Um I do like the fact that it is articulating CS drip and down building.

To be honest, I think the March 2020 2022 building design was my favorite of the four versions we've seen so far.

Like it got was mediocre at best at the beginning, got really nice, it kind of went backwards, and we're stepping forwards in a better way than we did the third version, but I still like the second version better where it was a full structure.

Um, but I don't object to the overall building as a whole.

Um, it just to me is a little less my my taste, which is subjective.

Um other than that, um yeah, that's about it for my opinions and um I'll put my vote in one's time.

Thank you.

Commissioner Ms.

Do you have anything?

Uh Mr.

Chairman, I'm gonna support this project, uh, notwithstanding my uh personal feelings on whether it should be vertical or horizontal on the upper or lower four floors.

I think it's a good project.

I drove the neighborhood the other day, and I think it's gonna be quite an addition uh to upgrading that that area, and uh I'm just gonna support it.

Thank you.

Vice Chair Hernandez.

You know, we've spent um a lot of oxygen talking about how we need housing, we need to increase the density of downtown, and we need to have clear-cut uh design standards to facilitate that.

Um I think the project has come a long way from the original design.

Uh it's added uh two units of housing, and it's created what appears to be a very practical and usable commercial real estate.

Um the driveways thought through.

Um, I'm a little concerned about the uh long plane, and um would encourage the applicant as he goes through this process to look at some combination of texture, color, uh mural, art, whatever, um, similar to 538 Main Street as um inspiration, uh, something that can be done that's appropriate to break up that plane.

I think would go a long way to making the project um feel um less monolithic.

And I think my initial reaction in the first rendering was gosh, this is monolithic and it's huge.

And I went and looked at the site, and I was like, wow, this is pretty big, but then I looked at the scale and the massing of the mercantile building, and I was like, well, similar setback.

Um it's you know it's it's not one large wall like the mercantile building.

So um I think there's a reasonable argument to be made that it is similar to the scale and massing in downtown, even if this particular project is taller, um, and um through various devices uh does come across as a little bulkier than uh what I would like to see.

Um I would really I don't want to attach a condition to the project um on the front um the front facing side um but I would like to strongly encourage um some kind of texture, lighting, fixtures, door frames that makes the top story look residential, even if it's a window, um, you know, at the very top, just something that says this is a place where people live, uh a skylight um at the top that lets morning light in from the foothills.

Uh I think there's some things you can do to really enhance the character, and and I haven't I've only been here 20 years, so I'm new to Half Moon Bay.

Um, but I've been coming for 30.

And uh, you know, there are some really nice aspects in the downtown.

So I mean, I I support the project.

I think that it just as we go through the finishing stages of it.

I think it'd be helpful as long as city staff is encouraging to, you know, or supportive of it to consider adding a window that lets in more scat more light, consider a skylight, um, again to break up that cantilever that roof that you see from the street side uh that doesn't have the solar panels on it, just things you can do to kind of change the mass and break it up.

Um that's my feedback.

And I'm um sounds like we're gonna put a tree there, and the city staff is gonna work on that, so I think that all that's fine, and there's lots of bike parking, which again I commend having lots of bike parking and projects, um, so it has an extra car parking and extra bike parking.

So I think it's it's a thoughtful design, and um you know, with that I look forward to it, and I'm willing to make a motion.

Well, I think those are great comments.

I also um I would also just reiterate the the comment made by Commissioner Del Negro, um, about the trash cans underneath the um uh that that's a little problematic.

I don't know where you're gonna put them, not my job.

Commissioner Del Negro wanted to speak, I think.

Yes, your hand is up, Commissioner Donegro.

I just like to just staff to make sure that we at least correct the two factual inaccuracies are on the document as well.

It's a single commercial on the bottom, and that there's no preexisting building that's wrapping around just prior to make sure the documents proper.

And this is retail commercial space, not industrial space, correct?

Office space, office space.

So any future industrial use would require a future conditional permit, use permit, proof permit.

Okay, great.

And the sign will come back for review at some point down the road.

If it's less than 20 square feet probably by staff, would review the per the condition of approval.

So thank you for the clarification on that.

And Vice Chair Hernandez.

I'd like to make a motion to approve the item for us with the conditions added by staff, I'll second it.

Could we have a roll call, please?

Yes, Commissioner Del Nagro.

I approved.

Yes, Commissioner Rems.

Yes, Commissioner Ruddick, yes, Vice Chair Hernandez, yes, and Chair Gorn.

Yes, please.

Motion carried.

So um thank you all for your participation.

Good job.

Um we don't have another item, so we are moving on to director's report.

Leslie Lacko.

That's Lako.

Um I just want to thank Scott for his excellent work on this, first of all.

It's really nice to be at a planning commission meeting where this is the first time I get to talk.

And I only have two very short things to say.

Uh the RFP for the implementation plan update was posted on January twentieth.

The um proposals are due February twenty-third.

And we issued one permit since or one CDP since our last planning commission meeting, which was for uh the addition of a garage and an ADU at five five one Myrtle Street.

So that's it.

Thank you very much.

Uh that brings us to planning commission communications.

Do any planning commissioners have anything they want to tell us about?

I am seeing none.

Do we have a motion to adjourn?

I make a motion to adjourn.

Second.

We have to take a roll call.

Sorry.

Yeah.

Commissioner Del Nagro.

Yes, I'm ready to go to sleep.

Yeah.

Commissioner Rems.

Yes.

Same.

Commissioner Reddick.

Yes.

Vice Chair Hernandez.

And Chair Gorn.

Yes, please.

Motion carried.

You can go home.

Thank you.

Thank you, ready for.

Thank you, Chris.

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