1. C ALIFORNIA C OASTAL C OMMISSION N ORTH C ENTRAL C OAST D ISTRICT S LIDE 1 A PPEAL A-2-HMB-15-0006 170 Correas Street Half Moon Bay San Mateo County

2. C ALIFORNIA C OASTAL C OMMISSION N ORTH C ENTRAL C OAST D ISTRICT S LIDE 2 A PPROVED P ROJECT Demolition of an existing 3,100 sq. ft. single- family residence and construction of a new 6,523 sq. ft. single-family residence Landscaping Lot merger as condition of approval Removal of cypress hedge and new plantings

3. C ALIFORNIA C OASTAL C OMMISSION N ORTH C ENTRAL C OAST D ISTRICT S LIDE 3 P ROJECT L OCATION

4. C ALIFORNIA C OASTAL C OMMISSION N ORTH C ENTRAL C OAST D ISTRICT S LIDE 4 E XISTING S TRUCTURE

5. C ALIFORNIA C OASTAL C OMMISSION N ORTH C ENTRAL C OAST D ISTRICT S LIDE 5 P ROJECT R ENDERING

6. C ALIFORNIA C OASTAL C OMMISSION N ORTH C ENTRAL C OAST D ISTRICT S LIDE 6 I NLAND V IEWS View of the existing structure (with story poles showing new roof line) looking inland from the blufftop CCT

7. C ALIFORNIA C OASTAL C OMMISSION N ORTH C ENTRAL C OAST D ISTRICT S LIDE 7 A PPELLANTS ’ C ONTENTIONS Lot merger process Neighborhood Character and Visual Resources Size, scale, community character Impacts to inland public views

8. C ALIFORNIA C OASTAL C OMMISSION N ORTH C ENTRAL C OAST D ISTRICT S LIDE 8 S UBSTANTIAL I SSUE D ETERMINATION City-approved permit conditioned to require formal recordation of lot merger prior to issuance of building permit Project’s height, setback, and lot coverage meet LCP standards for R-1 zoning designation Architectural design, materials, and colors of approved house are compatible with neighborhood Inland coastal trail views not appreciably altered

9. C ALIFORNIA C OASTAL C OMMISSION N ORTH C ENTRAL C OAST D ISTRICT S LIDE 9 I NLAND V IEWS View of the existing structure (with story poles showing new roof line) looking inland from the blufftop CCT

10. C ALIFORNIA C OASTAL C OMMISSION N ORTH C ENTRAL C OAST D ISTRICT S LIDE 10 R ECOMMENDATION Appeal contentions do NOT raise a substantial issue with respect to the approved project’s conformance with the City of Half Moon Bay LCP (see staff report page 4 for No Substantial Issue motion)