Planning commission approves setback variance for 759 Korea Street addition

The Half Moon Bay Planning Commission on Sept. 9 approved a coastal development permit, architectural review and two setback variances to allow a small addition and a new detached garage with a second‑story office at 759 Korea Street.

Staff said the property is zoned R‑1 B‑2 (single‑family residential) and is bordered to the east by the Arroyo León perennial stream and adjacent environmentally sensitive habitat area (ESHA). Planner Lisonbee Wilson told commissioners the parcel’s unusual shape and the presence of the stream mean the standard 100‑foot top‑of‑bank buffer would cover the building site, and under Land Use Plan policy 6‑50 the buffer may be reduced; the biological resources evaluation supported a reduced buffer based on the local watercourse.

The project would add roughly 121 square feet to the residence and a covered porch of about 181 square feet, demolish an existing two‑car garage and construct a new detached garage that staff said could accommodate up to three vehicles although code requires two. The addition creates two required variances: a front setback variance and a street‑facing side setback variance. Wilson said the addition represents less than 1 percent increased lot coverage but requires a variance because of the lot geometry and preexisting encroachments.

Applicant Tim Pawnen, who identified himself as the property owner, described the house as built prior to the street mapping and said the owners seek to “rationalize the floor plan” and make the entry more visible from the right of way. Pawnen also said prior conversations about abandoning the right of way had not been approved by the city because of fire‑department concerns.

Commissioners asked about the number of variances, potential impacts to emergency vehicle access and construction staging near the riparian area. Vice Chair Gorn called the front variance “really minor,” and commissioners noted the addition sits away from neighboring properties. Wilson said the project includes biologist‑recommended best management practices and conditions that prohibit staging and refueling inside the ESHA; she added that refueling and some staging activities should be conducted off‑site and that worker staging distances are set in the conditions.

After public testimony from Pawnen, who described the lot’s unusual history and the design intent, commissioners deliberated and raised only minor concerns about construction staging and proximity to the creek. Chair Rudick (chair Reddick in the transcript) moved to approve the coastal development permit, architectural review and setback variances as described in the draft resolution; the motion was seconded and approved by voice vote. The clerk noted no roll‑call tally was recorded for that item.

The approval includes conditions requiring adherence to the biological resource recommendations and limiting work within the ESHA and adjacent buffer; staff told commissioners they could refine conditions to clarify that staging must avoid a gravel “triangle” on the property as well as the ESHA. Construction permits and any required building permits remain to be obtained before work begins.

Why it matters: The parcel borders an ESHA along Arroyo León, so the commission’s decision balances property owner improvements with protective conditions intended to prevent disturbance to habitat and water resources.