The Half Moon Bay Planning Commission on Oct. 14 approved a coastal development permit (CDP) to permanently authorize emergency remediation work Caltrans carried out after a contractor performed unpermitted grading, discing and construction of a gravel access on land adjacent to Pillar Studios Creek and Highway 1.

Leslie, a city planner presenting the staff report, said Caltrans had originally intended work for a Caltrans right of way and that “through a miscommunication…grading happened on a portion of land that’s privately owned and that was not a part of that project.” City staff issued an emergency coastal development permit to allow immediate remediation ahead of the seasonal in‑stream work window; by regulation the emergency permit triggered a return to the commission within 60 days to seek permanent authorization.

The site is close to Pillar Studios Creek and staff and a peer‑review biologist assessed the site, finding most disturbed vegetation to be non‑native; staff presented a restoration plan that includes regrading, soil amendments and native hydroseeding. Caltrans senior engineer Daryl Schram told the commission that the contractor had completed the restoration work on the areas they disturbed, that permanent erosion‑control measures were being installed on the Caltrans right of way and that the state would monitor plant establishment through a one‑year plant‑establishment period and replace failed plantings during that period.

Public testimony underscored community concern. Resident James Benjamin urged the commission to require geologic and hydrologic study for work in alluvial areas and to treat the event as a permit violation that requires technical study to ensure site stability. Several commissioners said they had observed pooling and erosion after recent rains and asked for tighter requirements before allowing future uses of the area that could harm the new vegetation.

After deliberation commissioners approved the CDP with additional conditions: applicants (Caltrans and any permittees) must fund monitoring and return periodic written evidence that the restoration is progressing; monitoring shall include both biological (plant establishment) and geomorphologic assessment (erosion/movement of material into the creek), qualified experts must verify outcomes to the satisfaction of the community development director, and monitoring shall continue for a defined period (commission set a minimum of two years with flexibility for the director to extend if warranted). City staff will return with evidence and report back to the commission as required by the condition. The commission also recorded the event as an unpermitted development in the findings.

Votes at a glance
- Approval of minutes (09/23/2025): motion approved; roll call recorded: Commissioner Rems — yes; Commissioner Del Nago — yes; Commissioner Gorn — yes; Commissioner Reddick — yes.
- CDP to authorize remediation of unpermitted grading near Pillar Studios Creek: motion approved (four yes, one no); roll call: Commissioner Rems — yes; Commissioner Hernandez — yes; Commissioner Del Nago — yes; Vice Chair Gorn — no; Chair Reddick — yes.

Ending — The commission’s conditions tie the permit to ongoing monitoring and expert verification. Commissioners asked staff to return with monitoring reports and any further recommendations if the restoration does not survive seasonal rains or additional uses of the parcel.