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).