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.

1

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

2

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.

3

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

4

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

5

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

2

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

3

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

4

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

6

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

6

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

7

PDP-073-13

Environmental Determination for SAM Parcel

Bev Cunha's Country Road

APN 048-115-220

Carol 2/7/2014 On Hold ER

8

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

9

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

7

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

11

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

12

PDP-2016-046

Julia Andreotti Trust

Certificate of Compliance

329 Kelly Avenue

056-071-200

Carol 6/22/2016 Complete. C of C

13

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

14

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

8

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

16

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

17

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

18

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

9

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

20

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

21

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

22

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

23

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

10

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

24

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

25

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

26

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

27

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

28

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

11

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

31

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

32

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

33

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

34

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

12

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

36

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

37

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

13

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

14

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.

15

Figure 1. Site Location

Figure 2. Project Site Picture

Site

16

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

17

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.

18

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

19

ATTACHMENT 2

20

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

21

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.

22

February 28, 2017 Planning Commission Retreat Preparation Page 3 of 5

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

23

February 28, 2017 Planning Commission Retreat Preparation Page 4 of 5

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

24

February 28, 2017

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

25