Frequently Asked Questions.12.10.14

General Plan Update (or Plan HMB):
Frequently Asked Questions
Q.
What is the General Plan?
A.
A General Plan is a long-term document consisting of
text and maps that expresses how a community should
develop. The plan is the basis for detailed development
regulations in the Zoning Ordinance and decisions by
policymakers on public improvements and private
developments. All cities and counties in California are
required by law to have general plans.
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Why are we updating the General Plan?
General Plans are typically updated every 20 years in order to reflect a community’s
present day values and goals. Our existing General Plan is from 1993 and in need of an
update. Changes within our community have occurred and many planned developments
have not gone forward – resulting in a General Plan that is nearly obsolete. Additionally,
the current General Plan does not have an Open Space Element, which is one of 7
mandatory elements required per State planning law. Other areas in need of an update
include water allocations for land uses needs, environmental and hazard vulnerability
maps, climate action plans, and more.
Will the General Plan update lessen the amount of public open space?
No. There are no plans to reduce the amount of public
open space in the community. Privately owned and
vacant developable land, some of which is west of
Highway 1, is being incorporated into the General Plan
update. One of the primary guidelines for this process is
to identify ways to strengthen the protection of
environmental land that is cherished by the community.
This includes public open space and land designated as
Planned Unit Development.
Will the General Plan update allow for more development?
The City’s current General Plan assumes a population of 20,000 residents, which is far less
than our population. All of the concepts being explored in the update include less
population and development than currently approved in the existing General Plan.
Furthermore, the concepts that are being reviewed include more open space than exists
today.
What is the Planned Unit Development designation?
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Planned Unit Development (PUD) is a General Plan
designation and zoning classification. The current General
Plan has 19 different PUD’s comprising roughly 2/3rds of
the City. Most of these PUDs have not been developed for
a number of reasons, but primarily because all the owners
of property within each PUD area must agree (in some
cases hundreds of parcels with different owners) and
submit a common application for development of the
entire PUD area. A PUD handout with more information is
attached.
What can be done to reduce traffic and congestion on Highways 1 and 92?
It is assumed that the overall traffic volume on Highways 1 and 92 will continue to
gradually increase because there are simply no alternative thoroughfare routes into and
along the Coastside. However, increased transit and multimodal traffic (bicycle, shuttles,
etc.) opportunities as well as providing more of a balance of local jobs with housing will
alleviate some of the traffic.
What is being contemplated for pedestrian safety along Highway 1?
Highway 1 operational improvements to provide for left hand
turn pockets at street intersections and new traffic
signalization/coordination at select locations are being
contemplated to improve the safety associated with crossing
the freeway.
What are the guiding principles?
The guiding principles are essentially the mission statement of
the General Plan update. The principles are to maintain the
City’s small-town character, enhance and protect environmental
resources, foster a balanced community with local businesses
and diverse residential opportunities, promote a more
connected street network, support downtown and encourage
tourism.
Where are we in the process?
The first step in the General Plan update includes a public input phase which helps shape
a first draft of goals, hopes, and visions for the City’s future. Currently, we are still in this
initial phase, seeking input into various draft policy proposals. Adoption of an updated
General Plan is expected to occur in the next 12 to 18 months.
Where can I find out more?
You can always look at our website: www.hmbcity.com or call (650) 726-8270 for more
information. You can also sign-up for updates at www.PlanHMB.org.
PLANNED UNIT DEVELOPMENT (PUD) GENERAL INFORMATIONAL HANDOUT This PUD Handout has been provided to assist in understanding the general locations of the various PUD’s and the general zoning regulations governing PUD’s. Almost half of the land area in Half Moon Bay is zoned (PUD). What is a Planned Unit Development (PUD)? In concept a PUD district provides for flexibility in a variety of land uses to be specified and integrated with the site and natural surroundings in a comprehensive development format, which is also known as a specific plan. What is the Purpose of a PUD? The purpose of the PUD District is to:  Avoid piecemeal development;  Encourage assembly of properties & reconfiguration of old subdivisions;  Encourage a variety of land uses & allow design flexibility;  Provide for public streets/ infrastructure, open space & recreation;  Ensure coastal access & protect coastal resources;  Avoid hazards. PUD in Local Coastal Plan There are 19 PUD sites in Half Moon Bay, as shown on map on the reverse side of this page. A number of these have been developed, and many of them include a number of vacant lots. Most of the PUD,s have additional development parameters regulating the number of residential units, land uses, and required areas/roadway designs tailored to each individual PUD site. (see Section 9‐3 of the LCP) What is Required to Develop in a PUD? Specific Plan First, all the property owner/s within a PUD must agree on the preparation of a specific plan for review and approval by the City1. The specific plan provides a comprehensive plan for development including the range of permitted uses, development standards, performance criteria, and phasing of development to provide adequate public services and infrastructure. The Local Coastal Program and the General Plan provide guidance for development of the specific plan. Use Permit Second, the property owner must obtain approval of a Use Permit for a specific development within the PUD. Prior to approving the Use Permit, the City must find it in conformance with the Specific Plan and other City policies and regulations. What Can I Do on Property in a PUD that Does Not Have an Approved Specific Plan? If a Specific Plan has not yet been adopted, the PUD District allows very limited development:  Legal Non‐Conforming Uses or Structures that are consistent with Chapter 18.25 of the Zoning Ordinance may continue2.  Temporary Uses and Structures (90 days or less) may be approved by the Community Development Director or Planning Commission through a Use Permit which includes an explicit termination date2. 1 City review will include environmental review in 2 A legal non‐conforming use or structure is an existing use conformance with the California Environmental Quality Act. or structure that does not conform to current zoning regulations, but conformed to all regulations in place at the time it was implemented. City of Half Moon Bay - Planning Division
501 Main Street, Half Moon Bay, CA 94019
Tel: 650-726-8250 - Fax 650-726-8261
Revised 7/30/2014 Half Moon Bay PUDs
The LCP has more specific policies for the individual PUD’s and development
(no. of units, mixed-uses, overall design considerations, etc.)
Unincorporated
County
Miramar
(Unincorporated)
VE
OA
ALT
Venice
Beach
VE
WA
E
AV
VE
EA
Carter Hill
BALBOA BL
VD
S
ST
STAT
E HIG
Redondo
Beach
Ch. 9.3.10
10.
Pilarcitos West Urban Reserve
11.
Matteucci
12.
Podestra/Silvera
13.
Anderotti
Ch. 9.3.15
14.
Half Moon Bay Country Club (Ocean Colony)
Ch. 9.3.16
15.
Cassinelli/South Main Street
Ch. 9.3.17
16.
L.C. Smith
Ch. 9.3.18
7
SEYMOUR
ST
HI
GG
IN
L. C. Smith
16
SC
AN
YO
N
Unincorporated
County
H RD
R
D
Parcels
C ity of Half Moon Bay
14
MIR A
TES PO
MIRAMON
FC
0.2
0.4
0.8
Miles
Data Source: C ity of Half Moon Bay, 2014; San Mateo
C ounty GIS, 2014; Dyett & Bhatia, 2014
DEH
OF
0
South
Wavecrest
5
MO
INT RD
A
Planning Area
DR
WAY
AIR
RY R
D
F
Ocean
Colony
15
Cassinelli & S. Main Street
T RD
WAVECRES
TURNBER
13
S
TES
ON
North Wavecrest
O BEAC
REDOND
DD
YR
D
Amesport
Landing
MAIN ST
POPLAR ST
Carnoustie
PUD
Nurserymen’s Exchange & Adjacent Property
Andreotti
(Cypress
Cove)
T
M
MIRA
4TH AVE
AVE
OAD
RAILR
E
AV
1ST
FILBERT ST
GROVE ST
4
Ch. 9.3.9
Guerrero Ave.
Y 92
HWA
MILL ST
AVE
CENTRAL
West
of
Railroad
Miramar Beach
9.
MU
CHURCH
ST
CORREAS
3
8.
Podesta
MA
IN
KELLY AV
E
Poplar Beach
Ch. 9.3.8
12
11
T
Francis Beach
Carter Hill
92
Matteucci
Pilarcitos West
Urban Reserve
Ch. 9.3.7
7.
D
HO
KE
Half Moon
Bay
10
AY
TW
ER
AG
NT
Venice Beach
IF
DR
IN
SP
Dykstra Ranch
AV
E
2
VD
BL
Ch. 9.3.6
6.
17.
O
FR
Pa c i f i c O c ea n
E
NIC
VE
Ch. 9.3.6
S. Wavecrest
OX
Dunes Beach
6
N. Wavecrest
RD
YON
AN
NC
FRE
K
REE
SC
AN
HM
4.
5.
RD
1
Dykstra Ranch
(Pacific Ridge)
Ch. 9.3.5
R
Surf Beach/
Dunes Beach
E
AV
West of Railroad
SIL
VE
D
LV
1
G
UN
YO
17
RD
Roosevelt Beach
BL
VD
Guerrero Ave
Nurserymen's
Exchange &
Adjacent Property
B
OA
LB
BA
9
Miramar
Beach
GR
AN
D
8
MAIN ST
Miramar
Beach
3.
1
RD
ON
NY
ES
NT
T
IN
PO
RD
OA
VE
SANTIAGO AVE
Ch. 9.3.4
FILL
ND
LA
MT
RD
Ch. 9.3.3
Venice Beach Area
DIG
El Granada
Beach
MO
R
Surf Beach/Dunes Beach
2.
S
GE
OB
ISP
O
1.
S CREEK
Granada
(Unincorporated)
LCP
Chapter 9
PILARCITO
E
AV
EL
T
RM
SS
CA
BU
UM
L
CO
El
C
CO
R
AL
R
EEF
AV
E
Name of PUD
RD
Ch. 9.3.11
Ch. 9.3.12
Ch. 9.3.14
Ch. 9.3.19