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AGENDA
CITY OF HALF MOON BAY PLANNING COMMISSION
TUESDAY, FEBRUARY 28, 20177:00 PM
Emergency Operations Center (EOC) Rick Hernandez, Chair537 Kelly Avenue John Evans, Planning CommissionerHalf Moon Bay, California 94019 Les Deman, Planning Commissioner
Brian Holt, Planning CommissionerJames Benjamin, Planning Commissioner
This agenda contains a brief description of each item to be considered. Those wishing to address thePlanning Commission on any matter not listed on the Agenda, but within the jurisdiction of the PlanningCommission to resolve, may come forward to the podium during the Public Forum portion of the Agenda andwill have a maximum of three minutes to discuss their item. Those wishing to speak on an agenda item areasked to fill out a speaker card. Speaker(s) will be called forward at the appropriate time during the agendaitem in consideration.
Please Note: Please Provide a Copy of Prepared Presentations to the Clerk
Copies of written documentation relating to each item of business on the Agenda are on file in theOffice of the City Clerk at City Hall and the Half Moon Bay Library where they are available for publicinspection. If requested, the agenda shall be available in appropriate alternative formats to persons with adisability, as required by Section 202 of the Americans with Disabilities Act of 1990 (42 U.S.C. Sec. 12132.)Information may be obtained by calling 650-726-8271.
In compliance with the Americans with Disabilities Act, special assistance for participation in thismeeting can be obtained by contacting the City Clerk’s Office at 650-726-8271. A 48-hour notification willenable the City to make reasonable accommodations to ensure accessibility to this meeting (28 CFR35.102-35.104 ADA Title II).
http://hmbcity.com/
MEETING WILL CONCLUDE BY 10:30 PM UNLESS OTHERWISE EXTENDED BY SIMPLE MAJORITY VOTE OF THE PLANNINGCOMMISSION.
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PLEDGE OF ALLEGIANCE AND ROLL CALL
APPROVAL OF AGENDA
ELECTION OF VICE CHAIR
APPROVAL OF MINUTES
Minutes January 24, 2017 Draft Minutes
PLANNING MANAGER UPDATES1. Agenda Forecast and Actions Taken2. Plan Half Moon Bay (Local Coastal Program and General Plan) Updates
Planning Project TrackingPlanning Project Tracking
PUBLIC COMMENT
1. PUBLIC HEARING ITEMS
1.A 225 Cabrillo Highway South - APN: 056-150-260 (site of "Building "A" in ShorelineStation): General Plan Conformance determination pursuant to California GovernmentCode 5402(a) for San Mateo County Property Acquisition. STAFF REPORT
ATTACHMENT 1
ATTACHMENT 2
DISCUSSION AND STUDY SESSION ITEM(S)
Planning Commission Retreat1. Retreat Logistics2. Draft AgendaSTAFF REPORT
Emergency Coastal Development Permits
PLANNING COMMISSION COMMUNICATIONS
ADJOURNMENT
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MINUTES
CITY OF HALF MOON BAY PLANNING COMMISSION
TUESDAY, JANUARY 24, 2016
EMERGENCY OPERATIONS CENTER (EOC) / 537 KELLY AVENUE Chair Hernandez called the meeting to order at 7:00 p.m. PRESENT: Commissioners Hernandez, Evans, Deman, Holt, Benjamin ABSENT: None
I. PLEDGE OF ALLEGIANCE AND ROLL CALL Chair Hernandez led the Pledge of Allegiance.
II. APPROVAL OF AGENDA
Commissioner Benjamin made a motion to approve the Agenda as written. Commissioner Deman seconded the motion. Motion carried by a unanimous vote.
III. APPROVAL OF MINUTES
Commissioner Deman made a motion to approve the Minutes of the October 25, 2015 and Dec 13, 2016 Planning Commission Meeting. Commissioner Evans seconded the motion. Commissioner Evans had one change to the December 13th minutes to the 2nd bulleted item:
Written: Who was the Commercial Architect on the project? Corrected to: Is there an Architect for the stand alone Commercial Building?
Motion carried by a 3-0-2 vote. Commissioners Holt and Benjamin abstained, they were not on the Commission at the time these meetings took place.
IV. PLANNING MANAGER REPORT Jill Ekas, Planning Manager reported updates to the Planning Commission.
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01.24.2017
Planning Commission Minutes
Page 2 of 3
V. PUBLIC FORUM
Don Chelemdeos, resident on Ventura Street, Half Moon Bay, concerns about drainage in front of his home.
Harvey Rarback, resident, thanked former Commissioner Tom Conroy for his service.
VI. PLANNING HEARING ITEMS
I. OLD BUSINESS
NONE
II. NEW BUSINESS
NONE
V. PLANNING COMMISSION DISCUSSION ITEM(S):
Design Review/Study Session:
1. PDP-16-055 - 719 Main Street - Downtown Mixed Use Project No formal action is requested. Planning Commission study session regarding
the architectural plans, renderings and site design and to provide direction to staff and the applicant in advance of formal review with any associated technical studies. Staff is also requesting policy feedback from the Planning Commission on the off-street parking requirements as they relate to this project, as well as other future projects in Downtown Half Moon Bay. Public comment will be accepted during the Study Session.
Scott Phillips, Associate Planner, presented the Staff Report
Brian McNamera, Applicant spoke regarding the project, answering/
clarifying questions of the Planning Commission.
PUBLIC COMMENT:
NO PUBLIC COMMENT
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01.24.2017
Planning Commission Minutes
Page 3 of 3
Hermann Diederich, Project Architect spoke regarding some of the architectural enhancements that can be added to the building next door.
Planning Commissioners received the proposed project presentation and discussed the following items for the applicant to consider:
Project is supportive, but not viable if parking restraints are not resolved. Need a legal basis to support parking exception.
Parking underneath or on 1st floor, should be explored.
Develop a detailed landscape plan.
More articulation is needed on certain parts of the proposed building (e.g. south elevation and deeper eaves).
Provide usable open space for residential units
Staff to explore options to support findings for the parking exception. VI. PLANNING COMMISSION COMMUNICATIONS
Commissioner Benjamin thanked former Commissioner Tom Conroy for his service.
Commissioner Evans thanked former Commissioner Tom Conroy for his service.
VII. ADJOURNMENT
Commissioner Holt moved to adjourn the meeting; Commissioner Benjamin seconded the motion; Motion carried by a unanimous vote. Meeting was adjourned at 9:04 p.m.
Respectfully Submitted: Approved: ____________________________ _________________________________ Bridget Jett, Planning Analyst Rick Hernandez, Chair
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PROJECT TRACKING AND STATUS REPORT
(Current Projects)
FILE NUMBER
PROJECT
PLANNER
DATE
RECEIVED PROCESS STATUS Permit Type / Entitlement
PDP Number Assigned To Project
Project Description
Applicant
Location
APN
Project Planner
Date project
application
was
received
Status of the application (in process, deemed
complete, appealed, approved, scheduled for
hearing…) Code for type of Permit
1
PDP-2016-034
Two New Picnic Benches and garbage cans west of Poplar
Street parking lot
City of Half Moon Bay
501 Main Street
064-151-080
ON HOLD 5/16/2016 ON HOLD CDP
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PDP-050-12/CCC# A-2-HMB-14-0015
CDP (Retroactive) for Kehoe Ditch Landscaping
City of Half Moon Bay
West of Highway 1, approxi. 150 feet South of Kehoe Ave
APN 048-230-040
John/Jill 10/19/2012Waiting for Coastal Commission appeal hearing
to be set on retroactive CDP. CDP, APP
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PDP-045-13
CDP for Highway 1 Improvements from Part 1 - Main to Kehoe, and
Part 2 - S. Main/Hwy 1/Higgins Cyn. Rd. to Wavecrest.
City of Half Moon Bay - Brian Lee
City/CalTrans ROW & Various APNs
Brian Lee 7/19/2013
There were new findings by Caltrans that HWY 1
doesn’t have a controled access agreement. The
original design and PEER review considered
controlled access. The PEER review has to be
revised and resubmitted to Caltrans.
CDP
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PDP-72-13
Greg Jamison
PUD Plan for a 148 Room Hotel with 3,380 SF of Conference Space
and a 2,700 SF retail building proposed at the vacant triangular
property bordered by Main St., Highway 1, and Higgons Cyn Rd.,
and the Ford dealership on Seymour St. 065-012-030
Jill 4/7/2016
Revised plans submitted for a new project
involving new 148 room hotel and a 2,700 SF
retail building submitted 4/7/16. In review,
application incomplete. EIR RFP in preparation.
TPM/CDP/UP/ARCH/PUD-
SP/IS-MND
1 of 8 Updated 2/22/2017
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PROJECT TRACKING AND STATUS REPORT
(Current Projects)
FILE NUMBER
PROJECT
PLANNER
DATE
RECEIVED PROCESS STATUS Permit Type / Entitlement
PDP Number Assigned To Project
Project Description
Applicant
Location
APN
Project Planner
Date project
application
was
received
Status of the application (in process, deemed
complete, appealed, approved, scheduled for
hearing…) Code for type of Permit
5
PDP-2015-087
CDP to add Cañada Verde Creek to the City Ditch Maintenance
Program
City of Half Moon Bay
Planning Staff 11/6/2015
The US Army Corp of Engineers has determined
that a Clean Water Act Section 404 application is
required to proceed with the project (12/16/15).
CDP
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PDP-2016-016
Zoning Code Amendment for Large Family Daycare and R-2
City of Half Moon Bay
City Wide
John 3/7/2016City Council second reading adopted Ordinance
10/18/16, CCC Certification anticipated in MarchZCA
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PDP-073-13
Environmental Determination for SAM Parcel
Bev Cunha's Country Road
APN 048-115-220
Carol 2/7/2014 On Hold ER
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PDP-030-11
CDP for removal of an unpermitted wall in Naples Creek
Stephanie Foster
2904 Alameda Avenue
048-115-220
Carol 2/5/2014 Staff revising Initial Study CDP
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PDP-2015-080
CDP for additions to an existing residence
Juan Vasquez-Ruiz
412 Casa Del Mar Drive
048-232-070
Carol 9/29/2015 Completeness Ltr sent 1/09/17 CDP, AR
2 of 8 Updated 2/22/2017
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PROJECT TRACKING AND STATUS REPORT
(Current Projects)
FILE NUMBER
PROJECT
PLANNER
DATE
RECEIVED PROCESS STATUS Permit Type / Entitlement
PDP Number Assigned To Project
Project Description
Applicant
Location
APN
Project Planner
Date project
application
was
received
Status of the application (in process, deemed
complete, appealed, approved, scheduled for
hearing…) Code for type of Permit
10
PDP-2016-041
New Residence
Randy Ralston
312 Valdez Avenue
056-108-020
Carol 6/1/2016
Completeness Email sent 09/19/16 based on
partial resubmittal (tree protection plan only).
Plan resubmittal received on 1/12/17
CDP, AR
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PDP-2016-042
Addition to an existing residence
Lance Johnson
825 Railroad Avenue
064-071-140
Carol 6/6/2016 Director's Hearing scheduled for 01/11/17 CDP, AR
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PDP-2016-046
Julia Andreotti Trust
Certificate of Compliance
329 Kelly Avenue
056-071-200
Carol 6/22/2016 Complete. C of C
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PDP-2016-054
CDP for the exisiting Half Moon Bay High School footballfield lights
Cabrillo Unified School DIstrict
100 Lewis Foster Drive
056-031-310 & 324 & 056-031-310 & 315
Carol 7/15/2016Incompleteness letter sent 08/03/16. Follow-up
letter sent on 1-04-17.CDP, AR, VA
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PDP-2016-057
Administrative CDP for a detached second unit
Renato and Rosario Capistrano
1350 Cabrillo Highway
048-233-340
Carol 7/20/2016 Completeness ltr sent 10/04/16 ACDP, AR
3 of 8 Updated 2/22/2017
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PROJECT TRACKING AND STATUS REPORT
(Current Projects)
FILE NUMBER
PROJECT
PLANNER
DATE
RECEIVED PROCESS STATUS Permit Type / Entitlement
PDP Number Assigned To Project
Project Description
Applicant
Location
APN
Project Planner
Date project
application
was
received
Status of the application (in process, deemed
complete, appealed, approved, scheduled for
hearing…) Code for type of Permit
15
PDP-2016-061
New mixed use residential/commercial development
Janis Moody
795 Main Street
056-192-160
Carol 8/31/2016 Completeness ltr sent 09/27/16 CDP,UP, AR, VAR
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PDP-2016-064
Environmental Review for SF Res., Street Improvements, Septic
System and Water Line Extension
Robert Wynden
7465 Curry Avenue
065-194-060; -070
Carol 9/7/2016 Completeness ltr sent 9/07/16 ER
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PDPg-013-14
General Plan Amendment - Comprehensive
City Wide
John/Jill 2/24/2014
Staff is completing the draft General Plan
Elements which include: Circulation,
Conservation and Open Space,
Healthy Community, Noise and Safety. The draft
documents will be will be posted on
PlanHMB.org. The GPAC will meet to take public
comments and provide direction. PC review to
follow.
GPA - Comprehensive
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PDP-2015-051
CDP, Architectural Review for new SFD
Derek Vinh
32 Jenna Lane
056-072-280
Scott 6/22/2015 Incomplete, letter sent 2/14/17 CDP, AR, and ENV
4 of 8 Updated 2/22/2017
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PROJECT TRACKING AND STATUS REPORT
(Current Projects)
FILE NUMBER
PROJECT
PLANNER
DATE
RECEIVED PROCESS STATUS Permit Type / Entitlement
PDP Number Assigned To Project
Project Description
Applicant
Location
APN
Project Planner
Date project
application
was
received
Status of the application (in process, deemed
complete, appealed, approved, scheduled for
hearing…) Code for type of Permit
19
PDP-2015-054
CDP, Architectural Review and HPP for addition/remodel and
expansion of garage
Brian Falvey
630 Purissima Street
056-172-040
Scott 7/1/2015
Incomplete, letter sent 10/14/16, revised plans
submitted but still waiting on revised historical
report.
CDP, HPP, AR
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PDP-2015-064
Environmental Review
Ying Wang
698 Terrace Avenue
056-081-390
Scott 8/3/2015 Incomplete, letter sent 1/20/17 ENV, CDP, AR
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PDP-2016-032
New Path Improvements
Coastside Landtrust
Landtrust Parcels and Public Right-of-Way (paper streets)
Multiple APN's
Scott 5/4/2016
Incomplete, letter sent 12/23/16, meeting
conducted with applicant on 12/29/16, waiting
for CDP submittal
ENV
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PDP-2016-052
CDP and AR for new detached garage and breezeway
Rocha & Son Construction
403 San Benito Street
056-167-050
Scott 7/8/2016Deposit received for bioloigcal services,
circulating contract for biological servicesCDP, AR
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PDP-2016-055
CDP and UP for Mixed Use Project
Professional Principle Properties LLC
719 Main Street
056-192-230
Scott 7/18/2016
Incomplete, second letter sent 10/28/16,
scheduled for Planning Commission Study Session
01/24/17
CDP, AR, UP, PE
5 of 8 Updated 2/22/2017
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PROJECT TRACKING AND STATUS REPORT
(Current Projects)
FILE NUMBER
PROJECT
PLANNER
DATE
RECEIVED PROCESS STATUS Permit Type / Entitlement
PDP Number Assigned To Project
Project Description
Applicant
Location
APN
Project Planner
Date project
application
was
received
Status of the application (in process, deemed
complete, appealed, approved, scheduled for
hearing…) Code for type of Permit
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PDP-2016-058
CDP for the renovation of the existing amphitheater at the Francis
Beach Campground
CA Department of Parks and Recreation
95 Kelly Avenue
056-015-010
Scott 7/29/2016Biological Resource Assessment 45 day review
ends 02/01/16CDP
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PDP-2016-070
Removal of 7 Heritage trees in the front and rear yard
423 Beach Avenue
APN 048-212-240
Carol 10/19/2016 Incompleteness Ltr Sent 10/19/16 TP
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PDP-2016-071
Coastal Development, Use Permit,Tree Removal, & Env. Review
Don Baker, Mariner's Church
100 Stone Pine Avenue
APN 056-726-5959
Carol 10/19/2016 Incomplete, letter sent 11/16/16 CDP, UP, ER,A/SD. TR
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PDP-2016-076
Increase max enrollment by 48 students
Sea Crest School
901 Arnold Way
APN 056-210-280
Scott 11/7/2016 Incomplete, letter sent 12/07/16 CDP/UP
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PDP-2016-079
Admin. CDP and AR for new design of second dwelling unit
Lance Johnson
623 Spruce Street
APN 064-141-480
Scott 11/16/2016 Approved 2/8/17, appeal period ends 02/24/17 Admin CDP and AR
6 of 8 Updated 2/22/2017
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PROJECT TRACKING AND STATUS REPORT
(Current Projects)
FILE NUMBER
PROJECT
PLANNER
DATE
RECEIVED PROCESS STATUS Permit Type / Entitlement
PDP Number Assigned To Project
Project Description
Applicant
Location
APN
Project Planner
Date project
application
was
received
Status of the application (in process, deemed
complete, appealed, approved, scheduled for
hearing…) Code for type of Permit
29
PDP-2016-081
660 sqft SFR Additon
2150 St Andrews Road
APN 066-372-040
Scott 12/5/2016 Complete, Director Hearing set for 03/08/17 CDP, AR
30
PDP-2016-012
Single Family Residence
697 Terrace Ave
APN 056-82-160
Carol 2/19/2016 Completeness letter sent 1/05/17. CDP, AR
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PDP-2016-083
Admin. CDP and AR for new detached second dwelling unit
412 Kelly Avenue
APN 056-115-330
Scott 12/20/2016 Incomplete, letter sent 1/20/17 Admin CDP and AR
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PDP-2016-086
Hotel / RV Park Campground
V.G. Investments
Young Avenue Lots
APN 048-140-100, 080,150,140,070,120
Jill 12/21/2016 Under Preliminary Review ENV
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PDP-2017-002
Addition to Single Family Residence
529 Grove Street
APN 064-261-250
Scott 1/12/2017 Complete, letter sent 2/10/17 CDP, AR
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PDP-2017-003
Detached garage addition for existing single family residence
Chris Ridgeway Architecture
2660 Cabrillo Highway
048-136-100
Carol 1/18/2017 Under Review CDP, AR
7 of 8 Updated 2/22/2017
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PROJECT TRACKING AND STATUS REPORT
(Current Projects)
FILE NUMBER
PROJECT
PLANNER
DATE
RECEIVED PROCESS STATUS Permit Type / Entitlement
PDP Number Assigned To Project
Project Description
Applicant
Location
APN
Project Planner
Date project
application
was
received
Status of the application (in process, deemed
complete, appealed, approved, scheduled for
hearing…) Code for type of Permit
35
PDP-2017-004
Garage addition for existing duplex
Hawk Design
624-634 poplar Street
064-272-150
Scott 1/19/2017 Complete, Director Hearing set for 03/08/17 CDP, AR
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PDP-2017-007
Retroactive Tree Removal Permit for removal of one Cypress tree
next to sand pit at 4th hole on the Old Golf Course
Ocean Colony Partners
Behind 455 Winged Foot Road
066-092-790
Scott 2/9/2017 Approved 2/16/17 TP
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PDP-2017-008
Tree Removal Permit of one Monterey Cypress tree
Matthew Wyman & Jimmee Greco
716 Le Mans Way
048-391-190
Scott 2/17/2017 Under Review TP
8 of 8 Updated 2/22/2017
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BUSINESS OF THE PLANNING COMMISSION OF THE CITY OF HALF MOON BAY
AGENDA REPORT
For meeting of: February 28, 2017
TO: Planning Commission
FROM: John T. Doughty, Community Development Director
Jill Ekas, Planning Manager
TITLE: 225 Cabrillo Highway South (APN 056-150-260, site of “Building A” in Shoreline
Station) General Plan Conformance Determination for San Mateo County
Property Acquisition
RECOMMENDATION:
Adopt a resolution (Attachment 1) and make the finding that San Mateo County’s acquisition of
property located at 225 Cabrillo Highway South (site of “Building A” within Shoreline Station,
APN 056-150-260), which is intended for continued use by the San Mateo County Health
System for the Coastside Clinic, conforms to the Half Moon Bay General Plan including the Local
Coastal Land Use Plan (LCLUP) in so far as the LCLUP serves as the City’s General Plan Land Use
Element.
SRATEGIC ELEMENT:
This recommendation supports the Inclusive Governance and Healthy Community initiatives of
the City Council adopted Strategic Plan.
BACKGROUND:
The County of San Mateo is negotiating to purchase one of two commercial parcels in Shoreline
Station at 225 Cabrillo Highway South (site of “Building A”, APN 056-150-260). Shoreline Station is a
fully developed commercial center consisting of detached two-story structures, a paved surface
parking lot, and access driveways. Existing improvements on the subject 0.87 acre property include a
two-story 15,335 square foot commercial building.
The San Mateo County Health System Coastside Clinic has been the sole tenant of Shoreline Station
Building A since 2011. The County remodeled the space prior to occupancy. Before that, numerous
non-profits maintained a health clinic in the same building. The clinic offers primary care for adults
and children, mental health and behavioral health rehabilitation services, and many other health
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services. The County plans on continuing the existing use for the foreseeable future. No additions are
planned at this time. San Mateo County has an opportunity to purchase the property with the
intention of long-term operation of the clinic at this location. Close of escrow is anticipated in April.
DISCUSSION:
Consistent with California Government Code Section 65402 (a) the County is requesting that
the City make a determination that acquisition of the property by the County for the intended
purpose conforms to the Half Moon Bay General Plan. Attachment 2 includes the County’s
written request for this consideration. State law requires that this consideration be made when
public entities purchase and sell property and that the determination be made by the local
planning agency. Half Moon Bay’s Planning Commission is the local planning agency for this
matter.
The property’s land use designation is Commercial-General pursuant to the adopted Local Coastal
Land Use Plan (1993). This designation allows for a wide variety of commercial uses and is defined as
follows:
Commercial-General: This designation has been used to denote areas suitable for many types
of commercial activities, including downtown business uses and arterial commercial uses not
restricted to visitor-serving facilities. Permitted uses range from convenience activities which
serve day-to-day needs to general office, wholesale, retail and other commercial activities. It is
intended to be consistent with existing zoning for general and neighborhood commercial uses.
The operation of the Coastside Clinic is in conformance with the uses generally described for this
land use designation. Also of note, and in line with the Local Coastal Land Use Plan designation, the
property is zoned C-D Commercial Downtown. This zoning district allows for numerous types of
commercial uses including “Health Services,” as a permitted use. Land use conformance is the key
consideration of California Government Code Section 65402.
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Figure 1. Site Location
Figure 2. Project Site Picture
Site
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ENVIRONMENTAL DETERMINATION:
The City’s evaluation of general plan consistency is not a project under CEQA. San Mateo
County, as Lead Agency, will be required to evaluate their purchase of the property and any
other discretionary actions regarding this site subject to CEQA requirements.
CONCLUSION:
The existing and proposed continued operation of Building A located on the subject parcel
within Shoreline Station for health services is consistent with the City’s Local Coastal Land Use
Plan Commercial-General land use designation. Because the Local Coastal Land Use Plan
serves as the City’s General Plan Land Use Element, the County’s intended use of this
property is in conformance with the Half Moon Bay General Plan.
ATTACHMENTS:
1. Draft Resolution
2. San Mateo County Letter requesting determination of General Plan Conformance
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ATTACHMENT 1
PLANNING COMMISSION RESOLUTION P-17-01 RESOLUTION FOR
GENERAL PLAN CONFORMANCE 225 CABRILLO HIGHWAY SOUTH FOR PURCHASE BY SAN MATEO COUNTY FOR CONTINUED OPERATION OF THE COASTSIDE CLINIC
General Plan conformance of property operated for health services in an existing 15,335 square foot two-story, commercial building on a 0.87 acre parcel at 225 Cabrillo Highway South within Shoreline Station in the CD Commercial Downtown Zoning District and the
Commercial-General land use designation (APN 056-150-260)
WHEREAS, San Mateo County intends to acquire property located at 225 Cabrillo Highway South (APN 056-150-260); and
WHEREAS, San Mateo County Health System is a San Mateo County Department responsible for providing health services; and
WHEREAS, since 2011 the San Mateo Health System has operated the Coastside Clinic in Building A of Shoreline Station located on the subject site; and
WHEREAS, San Mateo County intends to operate the Coastside Clinic at this location for the foreseeable future; and
WHEREAS, California Government Code 65402 requires that prior to real estate acquisition by public agencies, the local planning agency shall make a determination regarding General Plan conformance; and
WHEREAS, San Mateo County has requested a determination from the Half Moon Bay
Planning Commission for General Plan conformance pursuant to California Government Code 65402; and
WHEREAS, the Local Coastal Land Use Plan serves as the Half Moon Bay General Plan Land
Use Element; and WHEREAS, the land use designation for the subject site is Commercial-General, a
designation that allows for a broad range of commercial uses including health services; and WHEREAS, the Planning Commission has made the finding that continued operation of a
health services use on the subject property is consistent with the Half Moon Bay General Plan;
NOW, THEREFORE, BE IT RESOLVED that, based upon the facts presented herein, the Planning Commission finds that the acquisition of the subject property by San Mateo County for continued operation of the Coastside Clinic conforms to the Half Moon Bay General Plan.
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Resolution P-17-01
PASSED AND ADOPTED by the City of Half Moon Bay Planning Commission at a duly
noticed public hearing held February 28, 2017.
AYES, NOES, ABSENT, ABSTAIN, APPROVED: ______________________________ ___________________________ Rick Hernandez, Chair John Doughty, Community Development
Director
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ATTACHMENT 2
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February 28, 2017
Page 1 of 5
BUSINESS OF THE PLANNING COMMISSION OF THE CITY OF HALF MOON BAY
AGENDA REPORT
For meeting of: February 28, 2017
TO: Planning Commission
FROM: John T. Doughty, Community Development Director Jill Ekas, Planning Manager
TITLE: Planning Commission Retreat Preparation - Discussion
RECOMMENDATION: Discuss agenda topics for the Planning Commission’s retreat to be held this spring. SRATEGIC ELEMENT: This recommendation supports the Inclusive Governance initiative of the City Council adopted Strategic Plan.
BACKGROUND: In line with and following the City Council priority setting retreat, the Planning Commission will participate in a retreat to review Commission operations and discuss their work plan for the coming year. The retreat will be a public meeting and include opportunity for community comment. No specific public or private project will be reviewed at the retreat other than discussion of process. The Commission’s last retreat was held in June 2015. The facilitated session covered the following:
Brown Act Orientation
Accomplishments Highlights
Major Work Items for Next Year
Clarification of Roles and Responsibilities
Communication Norms
Work Processes Enhancements
DISCUSSION: At the January 24, 2017 meeting, staff introduced the topic of the forthcoming retreat this
spring. Commissioners expressed that they are most interested in reviewing their work plan for
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February 28, 2017 Planning Commission Retreat Preparation Page 2 of 5
Planning Commission Report – Planning Commission Retreat Preparation Page 2 of 5
the next year. Staff agrees with this focus, especially with respect to the Planning Commission’s
role in reviewing and revising the draft Local Coastal Land Use Plan. Staff is recommending that
the retreat focus on two primary topics as described below.
Topic 1: Work Plan:
The following factors affect the Planning Commission’s work plan from year to year:
City Council Priorities: The City Council annually establishes priorities related to their
Strategic Initiatives. Some Council priorities will pertain to Planning Commission
responsibilities; and thus it is helpful to establish the Planning Commission’s work plan
after City Council has firmed up their own priorities for the year. The City Council retreat
will be held in mid-March making late March or early April appropriate timing for the
Planning Commission’s retreat.
Project Review: From year to year, the City does not have a lot of control over the
volume and complexity of private development projects requiring Planning Commission
oversight. Staff will provide their best assessment of the volume and complexity of
private proposals requiring Planning Commission oversight that are on the horizon for
this year. The City’s Capital Improvements Program (CIP) brings forth public projects
requiring Planning Commission consideration. Draft CIP information for FY 2017-2018
will be available for reference at the retreat.
Local Coastal Land Use Plan and General Plan: A significant portion of the Commission’s
work this year will be to provide review and direction for comprehensive updates to the
Local Coastal Land Use Plan and General Plan Elements. In future years, after these
policy documents are adopted, the Planning Commission will have a significant role in
implementation. Implementation includes near-, mid- and long-term actions such as
preparation studies, zoning amendments, and specific plans.
The Planning Commission may identify studies and other special projects for their work plan.
Such special projects can be considered for inclusion in the work plan, provided that they are
consistent with City Council priorities. In order to incorporate special projects into the work
plan, the Commission and staff need to be careful to ensure that priority work can still be
completed within the bounds of finite staffing and budget resources. One example is the recent
interest in updating the City’s Heritage Trees Ordinance. In that case, staff shared three
approaches to addressing the ordinance relative to staffing and timing. For staff to look into
special topics on behalf of the Planning Commission, Commission direction should be given in
public forum with the support of a simple majority through a motion.
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Planning Commission Report – Planning Commission Retreat Preparation Page 3 of 5
Draft agenda topics for the retreat’s discussion of work plan are provided in Attachment 1,
Draft Planning Commission Retreat Agenda Outline.
Topic 2 - Planning Commission Operations: For the retreat, staff suggests spending the balance of time considering Planning Commission
operations. We would like to work with the Planning Commission on drafting bylaws. It can be
helpful to update bylaws from time to time. Draft new bylaws in accordance with the City’s
current practices will be provided in advance of the retreat.
Staff is also especially interested in ensuring that written work and public forum processes
encourage meaningful community engagement. We are looking forward to learning more about
Planning Commissioners’ opinions about hearing and study session format, packet materials,
and any other component of Commission operations that are supportive to both the
Commission and community. The key items include:
Agendas and Minutes
Process:
o Study Sessions
o Design Review
o CEQA Scoping
o Public Hearings
Staff Reports:
o Findings
o Conditions of Approval
o Project Plans
Staff will ensure that implementation of revisions to process or document formulation coming
from the retreat discussion will be suitable for City, California Coastal Commission, and legal
use as relevant.
Planning Commission and Staff Team Building:
Between the two main retreat topics, a meal break will be provided. During the break we will
participate in an informal team building exercise. Staff has several ideas for this, and also
welcomes the Planning Commission to share any approaches that they think would be good for
this purpose.
NEXT STEPS: Overall, staff is proposing to conduct a content rich retreat within a two hour session. We will
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Planning Commission Report – Planning Commission Retreat Preparation Page 4 of 5
need to be well prepared in advance and focused throughout to make the most of this
opportunity. If we find that scope needs to be expanded, we suggest following up with another
session. Routine topics such as CEQA updates and Brown Act review are not included in this
agenda because we believe that these types of subjects can be incorporated into regular Planning
Commission meetings.
Retreat Date/Time:
The last week of March or first week of April will work well following City Council’s retreat.
Possible dates include:
Wednesday March 29
Thursday March 30
Wednesday April 5
Thursday April 6
Suggested timing: 6:00 – 8:00 PM. We would like to meet in the Train Depot for a change of
pace.
ATTACHMENTS:
1. Draft Planning Commission Retreat Agenda Outline
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Page 5 of 5
ATTACHMENT 1 Planning Commission Retreat – Draft Agenda Outline 6:00 PM Meeting Objectives (5 minutes):
Establish Work Plan Team Building Brainstorm
6:05 PM Work Plan (40 minutes):
City Council Direction Project Review:
o Private Development Proposals o Public Projects
Local Coastal Land Use Plan: o Current Status o Review and Revision Process o Content
Public Comment on Work Plan
6:45 PM Dinner Break (30 minutes):
Commission and Staff Team Building Exercise Public Comment
7:15 PM Planning Commission Operations (30 minutes):
Bylaws Community Engagement Documentation Public Comment
7:45 PM Wrap Up and Next Steps:
Topics for Future Study
Conclude retreat by 8:00 PM
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