Half Moon Bay Planning Commission Meeting - October 3, 2022: Housing Element Update and Site Inventory
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Half Moon Bay Planning Commission Meeting - October 3, 2022
This informational session was held remotely by the Half Moon Bay Planning Commission. The primary agenda item covered updates on the Housing Element for Cycle 6, including the Regional Housing Needs Allocation (RHNA) of 480 units (with a 20% buffer for planning purposes), the realistic capacity buffer, and a detailed site inventory. The commission also approved the minutes from August 23, 2022, and heard public comment. Note: The agenda and transcript indicate the meeting occurred on September 27, 2022, but the meeting date is listed as October 3, 2022 per the task instructions. This discrepancy is noted.
Consent Calendar
- Approval of Minutes (August 23, 2022): Unanimously approved by all commissioners present.
Public Comments & Testimony
- Mike Ferrara (former mayor): Expressed concern about the legality of the RHNA number (480 units), arguing that Measure D limits growth to 1% (with an optional 0.5% in downtown) and that 480 exceeds that. He questioned how the state arrived at the number.
Discussion Items
- Housing Element Overview: Staff (Mike Noche, Housing Coordinator, and Jill, Senior Planner) presented the Cycle 6 RHNA allocation, income limits for San Mateo County (AMI for family of four: $166,000; low-income: $93,200–$149,100), and the realistic capacity buffer (20% above RHNA, requiring planning for 576 units). They explained adjustment factors for site capacity (zoning, affordability, infrastructure, environmental, non-residential/non-vacant).
- Site Inventory and Pipeline Projects: Key sites include 555 Kelly Avenue (combined with Ted Adcock parking lot, 40 units of affordable farm worker housing), Hilltop Mobile Home Park expansion (32 units), Paseo del Mar (150–200 units), and a list of key vacant/non-vacant sites (360–420 units total). ADU projections: 112 units over 8 years (based on past average of 14/year).
- Commissioner Questions and Concerns:
- Vice Chair Hernandez asked about the baseline for Measure D growth (1% or 1.5%), the absence of city-owned property like Beechwood from the site list, and the practical implications of the significant increase in very low/low-income unit requirements. He sought clarity on the “so what” for the city.
- Commissioner Benjamin questioned the model behind the RHNA number, the city’s authority to deny projects that would hinder affordability goals, and the need to harmonize the Housing Element with other General Plan elements (safety, circulation, etc.).
- Commissioner Gossett inquired about the 880 Stone Pine Road site (dam issues) and public input processes.
- Staff and City Attorney Responses:
- City Attorney Winter explained that the RHNA number is set by the state and cannot be changed; the city’s obligation is to plan for the number, not necessarily build it. Consequences for non-compliance are limited for Half Moon Bay due to its coastal zone status (exempt from SB 35 streamlining). The main risk is failing to certify the Housing Element, which could lead to lawsuits or permit impacts.
- Staff noted that the city did not challenge the RHNA because it prioritized affordable housing and had not produced enough very low/low-income units in Cycle 5. The site list is consistent with the Land Use Plan (LUP) and was born from the LUP build-out analysis.
- Measure D constraints: Staff acknowledged that Measure D allocations (currently 570–600 for the cycle) are sufficient to cover the 480 RHNA and the 20% buffer, but careful phasing is needed to avoid overwhelming the system. The city has received developer feedback about constraints.
- Public input: Staff have conducted outreach (interviews, meetings) and will release the draft Housing Element for a minimum 30-day public comment period before submission to HCD.
Key Outcomes
- No votes were taken on the Housing Element update; it was an informational item.
- Staff will continue drafting the Housing Element, with a draft expected for public review in the coming months. The commission will receive future updates and vet pieces of the document.
- The next regular meeting is scheduled for October 11, 2022, with a public hearing on a use permit for a new bar.
- Staff highlighted upcoming items: LUP cleanup, building code update, Measure D review, and an update on the short-term rental ordinance (scheduled for Coastal Commission hearing on October 14, 2022).
Meeting Transcript
To order. Oh, wait, we're gonna do you first. Oh, you're here. Okay. I wasn't sure if a second on any of the first you are gonna be out, but we can hit it. Let's hit it. It's flickering still. Okay. Um may just be your background, so I don't know for sure. Yeah, let me see if I can change that. So go ahead. Okay. In or out. Okay. So good evening. And welcome to our regular. You can stop for now. Can you hear me, Francisco? Yes, I can I can hear you. You don't need to interpret right now. Thank you. Sorry, he doesn't usually have this probably at City Council. Um we're just gonna do like a preliminary little intro. And then once we do the official entry of the meeting, then I will go ahead and let him speak and then or you um and then we will turn on the interpretation so we won't have an interruption. So just to let you know, we're learning this whole um um Spanish translation on our meetings currently. It's new new to all of us. So um here we go. All right, so good evening and welcome to our regularly scheduled Tuesday, September 27th uh meeting of the Halfham Bay Planning Commission. We just have a few items to go over um before we officially start this meeting this evening. Um the meeting is live on Comcast Local Channel 27 and on the Pacific Coast TV's website. If any um community members that are in attendance this evening um would like to speak, they're welcome to, and we'll have the opportunity to um at a specific time. Um just a review for the attendees. Um the planning commission chair will open and allow a general public comment period prior to the specific items on the agenda. Um then the agenda, or then the chair will um allow for public comment on specific items listed on the agenda as well. Um during that time, those that want to speak, if you could please raise your virtual icon hand. Um we will allow um each person to speak as they raise their hand. Um if you are dialing in by telephone only, please push star six to mute and unmute your hand um or mute your speaker. Um, and then to uh star nine to raise and unraise your hand. Otherwise, um your computer, tablet, iPhone, et cetera, will have icon features that you can press. Three minutes will be given to each of the commenters during that period of time and a timer will show up on the screen. Um right now, um, I think there may have been a public comment that was submitted, a general public comment. Um, I'm sure that will get discussed um during the meeting, as I do not have um any of that information at the time. Um and so I will then um let you all know as well that we do have Spanish translation provided for this meeting this evening. I thank you for your patience as we continue to do remote uh meetings, and I will now hand this over to Chair Gorn to officially start. Thanks, Bridget. Um I'm happy to open this uh September 27th meeting of the Bay Planning Commission. Um we're gonna start with the Pledge of Allegiance. If you all stand and join me in the Pledge of Allegiance, the Pledge Allegiance. And to the Republic proceeded stands one nation under God. Under God, indivisible liberty and justice for all that.
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