Half Moon Bay Planning Commission Meeting - February 13, 2025

Note: The agenda and transcript list the meeting date as February 11, 2025, but the provided timestamp specifies February 13, 2025. This summary uses the provided timestamp.

The Half Moon Bay Planning Commission held a regular meeting on the above date. The primary agenda item was a work session on the 2025 HCD Draft Housing Element, focusing on revisions unrelated to Measure D. The commission also elected a new chair and vice chair, approved prior minutes, and received a director's report.

Election of Chair and Vice Chair

• Commissioner Ruddick was nominated and unanimously elected as Chair (vote: 4-0, Commissioner Hernandez absent).
• Commissioner Gorn was nominated and unanimously elected as Vice Chair (vote: 4-0).

Consent Calendar

• Minutes of November 26, 2024: Approved unanimously. Minutes of November 12, 2024 were postponed because Commissioner Gossett (then chair) was absent at that meeting.

Public Comments & Testimony

• No public comments were received in person or online.

Discussion Items

• 2025 HCD Draft Housing Element Work Session (Item 1.A): Housing Programs Manager Mike Noche and consultant Asher of M Group presented the fourth draft of the Housing Element (Cycle 6, 2023–2031). Key points included:

  • The city is out of compliance with the state deadline (originally January 31, 2023). Five San Mateo County jurisdictions remain out of compliance.
  • HCD’s November 5, 2024 letter requested revisions not related to Measure D (items 11, 14, 16). The commission considered only non-Measure D changes.
  • The city’s RHNA allocation is 480 units, with 285 targeted for very low- and low-income households.
  • HCD is content with the city’s opportunity sites; no changes were requested.
  • A Mitigated Negative Declaration (MND) for CEQA is ready for release.
  • A pending letter from HCD and the California Coastal Commission on Measure D is still expected.
  • Commissioners asked about funding risks (potential loss of grants, state takeover of planning), the inclusion of 555 Kelly Avenue as multi-generational housing, geographic targeting for home sharing programs, and the status of 498 Kelly Avenue (school district site). Staff clarified that the home sharing focus north of Highway 92 is a geographic target, but the city promotes the program citywide. The MND will be released after council direction.
  • A late memo from ranch owner KC Branscom was noted; staff suggested a meeting to discuss development pathways but stated it would not replace existing opportunity sites.

• Item 1.B (Continued to March 25, 2025): A Coastal Development Permit for the Half Moon Bay Landfill (emergency repairs) was continued as previously noticed. The commission acknowledged the continuance.

Key Outcomes

• Vote on Resolution (Item 1.A): Commissioner Gossett moved to approve the resolution recommending the City Council direct staff to submit the fourth draft of the Housing Element (February 2025) to HCD, independent of pending guidance on Measure D. The motion was seconded and passed unanimously (4-0).
• Next Steps: The resolution will go to City Council on March 4 or 18, 2025, for consideration. If approved, the draft will be submitted to HCD for a 60-day review period.
• Director’s Report: Planning Director Leslie Laco reported:
  • No appeals have been filed on the recently approved Hyatt Hotel CDP.
  • Several administrative CDPs were issued (e.g., 2905 Alameda Avenue, 429 Poplar).
  • The online building permit system is live; planning permits will go online around May 2025.
  • Objective design standards consultant negotiations are ongoing.
• Commissioner Communications: A question was raised about a large culvert project on Kelly Avenue beach; staff will investigate. A suggestion was made to hold a joint meeting with City Council on Measure D after the pending state-coastal letter arrives.