Director outlines Moss Beach Highway 1 grant endorsement, Seal Cove study delay and AI plan‑review pilot progress

San Mateo County planning director Steve Monowitz told the Planning Commission on Sept. 24 that the Board of Supervisors endorsed a Transportation Authority grant to move the Moss Beach Highway 1 improvement project into detailed design and environmental review. Monowitz said the grant will fund work to evaluate alternatives for intersection controls, bicycle and pedestrian facilities, and other safety and mobility improvements and to complete the environmental analysis required for permitting and eventual construction.

Monowitz said staff has worked for more than a decade on mobility issues on the Midcoast north of Half Moon Bay and that the grant endorsement is an important next step. He identified two county staff leading the effort by name and asked the commission to recognize their work. Monowitz described the county’s goal for the grant as selecting a preferred alternative, producing detailed designs and finishing environmental review to enable permitting and later construction.

On Seal Cove, Monowitz said the county commissioned a geotechnical study of known soil movement and landslide conditions affecting residents. Staff received a draft report but postponed a planned public meeting because the draft requires clarifications and further work; Monowitz said staff is working with the consultant to revise the report and will schedule the public meeting once the report is finalized.

Monowitz also updated the commission on the county’s pilot program using an artificial‑intelligence tool for plan review. He said the pilot is divided into three tracks — residential plan review, commercial plan review and land‑use review — and that the residential proof of concept met the contractor’s performance threshold of at least 80% accuracy in plan checks. Monowitz said the project moved into the commercial review phase and that staff expects to complete the proof‑of‑concept period within about six months and transition to production if performance remains acceptable.

Following a board request, Monowitz said staff will provide commissioners with data showing how the AI pilot affects review timeframes once those data are available. Commissioners asked about the 80% threshold; Monowitz confirmed it was a minimum and that staffers running tests have been impressed with results.

Monowitz closed by noting the October 8 Planning Commission meeting has been canceled and the next regular meeting is scheduled for Oct. 22.