Half Moon Bay Planning Commission Meeting Summary: June 27, 2024

The Half Moon Bay Planning Commission met on June 27, 2024, to discuss a temporary use permit, a coastal development permit for a new residence and accessory dwelling unit (ADU) including a setback variance, and a proposed ballot measure to amend Measure D, the city's voter-approved residential growth limitation program. The commission also approved minutes from previous meetings and heard public comments.

Consent Calendar

• Approved minutes from May 14, 2024 and June 11, 2024 unanimously.

Public Comments & Testimony

• Tim Pond expressed strong support for exempting ADUs from Measure D, emphasizing their role in multi-generational housing and elder care. He noted that many ADUs are used by family members and have lower traffic impacts.
• Mike argued that Measure D is not a significant constraint, as the majority of growth allocations go unused. He recommended only updating the downtown map to align with the Local Coastal Land Use Plan (LCLUP) rather than amending the entire measure.
• Patricia Stevenson raised concerns that exempting ADUs could increase traffic and noted that ADUs are not necessarily affordable unless deed-restricted. She questioned the comparison with other coastal communities.
• Noemi Ramirez shared her experience of being denied a Measure D allocation for a single-family home, stating that her family needs housing and feels stuck between income thresholds.
• Juan Vasquez also described being denied a Measure D allocation in 2022, citing the need for more living space for his family.

Discussion Items

• Temporary Use Permit (2 Miramontes Point Road): Staff reported the director's intent to approve an annual temporary use permit for a series of charitable events at the Half Moon Bay Golf Links, with no significant changes from prior years. The commission took no action.
• Coastal Development Permit, Setback Variance, and Architectural Review (595 Creekside Court, Lot 10): The project proposed a 3,521-square-foot two-story home with a 500-square-foot attached ADU on a corner lot. A variance was requested for a 5-foot encroachment into the required 15-foot street-facing side setback (leaving a 10-foot setback). The commission discussed the origin of the setback error (an unapproved buildable area exhibit that showed a 5-foot setback), uniqueness of the lot due to a creek and cul-de-sac, and compatibility with other homes. A motion to approve with the variance failed 2-3 (Commissioners Ruddick and Hernandez in favor; Gorn, Johannes, and Gossett opposed). A subsequent motion to deny the project passed 3-2 (Gorn, Johannes, Gossett in favor; Ruddick and Hernandez opposed). The applicant stated they would appeal to the City Council.
• Ballot Measure Amending Measure D (PDP-2024-035): Staff presented proposed amendments to exempt ADUs and deed-restricted affordable units from Measure D and to update the downtown area map to match the Town Center Map (Figure 2-2) of the LCLUP. The commission reviewed data on historical allocations, usage, and production rates. Public comment and commissioner debate focused on whether current data justified a ballot measure, the potential impact on affordable housing, and the need to update the map. Commissioners expressed divergent views; some felt the data did not show a crisis, while others saw moderate reforms as beneficial. A motion to recommend that the City Council not place the measure on the ballot passed 3-2 (Gorn, Johannes, Gossett in favor; Ruddick, Hernandez opposed). A separate motion to recommend the City Council consider putting the downtown map update on the ballot passed unanimously 5-0.

Key Outcomes

• Approved minutes from May 14, 2024 and June 11, 2024.
• Accepted report on temporary use permit for 2 Miramontes Point Road.
• Denied the variance and the entire project at 595 Creekside Court (Lot 10) by a 3-2 vote. The applicant may appeal to the City Council within 10 working days.
• Voted 3-2 to recommend that the City Council NOT place the proposed ballot measure (exempting ADUs and deed-restricted affordable units from Measure D) on the November 5, 2024 general election ballot.
• Voted 5-0 to recommend that the City Council consider placing a ballot measure to update the downtown area map within Measure D to align with the Town Center Map (Figure 2-2) of the certified Local Coastal Land Use Plan.

Note: The agenda and transcript list the meeting date as June 25, 2024, but the provided metadata indicates June 27, 2024.