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Record of Proceedings

Half Moon Bay Planning Commission Meeting - March 17, 2025

Planning Commission — Monday, March 17, 2025
BodyHalf Moon Bay, California
SessionPlanning Commission
DateMonday, March 17, 2025
StatusFILED
Video Record
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0:44

So hi, I'm um standing in his chair for uh Chair Ruddick, but he is joining us from Key West, so um we have some questions to ask.

0:55

Yes.

0:56

Um yes, we do.

0:59

Um let me get the roll call first and then I will um ask you some special questions.

1:05

Um Commissioner Ruddick?

1:08

Yes.

1:08

Commissioner Rems?

1:10

Here.

1:10

Commissioner Gossett?

1:11

Here.

1:12

Commissioner Hernandez?

1:13

Um present.

1:14

And Vice Chair, acting chair Gorn.

1:18

I'm here.

1:18

Okay, everyone's present and one remote.

1:22

Um I have uh Reddick, I have a few questions, or Chair Ruddick.

1:29

Can you can you tell me can you hear me well?

1:33

I can hear you very well.

1:35

Okay.

1:36

Um were you able to hear the proceedings up until now?

1:41

I heard the Pledge of Allegiance.

1:43

Okay.

1:44

Um do you have a copy of the agenda in your with in your presence or a digital copy?

1:51

I I have a paper copy on the table next to me.

1:56

Okay, and you've posted it at the location.

1:58

I have, yep.

1:59

And you're in an area where there's accessible you're accessible to the public should the public decide to participate.

2:05

I am, yes.

2:07

And um is there any members of the public with you at this time?

2:11

No, I'm all alone.

2:13

Okay.

2:14

You and us all together in that.

2:16

Yes, we are here, um just us here as well.

2:20

Um, so you know that if you need if someone does want to participate that they can there.

2:25

Let's see.

2:26

Um I would now like to ask any member of the planning commission to speak up at this time if you cannot hear Commissioner Ruddick clearly.

2:38

Okay.

2:39

Hearing no comment.

2:40

The re okay, the record shows and reflects that all commission members that are present have indicated that they were able to hear Planning Commissioner Ruddick.

2:48

I will um let's see.

2:52

I will I would next request that the commissioners speak up at this time if they haven't.

2:57

Okay, you just did.

2:58

Um hearing no comments uh reflected in there to express the doubt of him, we can continue with the remote access.

3:07

Um I would also advise the commission that any votes taken during um this evening's meeting be taken by roll call.

3:17

And that's all I have.

3:18

We do have um Spanish interpretation this evening.

3:21

Um if anyone anyone needs it.

3:23

And I will refer to Chair Gorn or acting Chair Gorn.

3:27

Yeah, so um because Chair Reddick is here, um we can um vote on the uh minutes for 1112, but I cannot because I wasn't at that meeting.

3:40

I'd like to make a motion to approve the minutes.

3:44

Do a second.

3:45

For 1114.

3:46

1112.

3:47

1112.

3:49

We'll do one at a time since we have to only have three commissioners um vote and approve the that set of minutes.

3:59

So okay, so we have a motion.

4:04

I will second that.

4:05

Thank you.

4:06

Um Commissioner Hernandez?

4:08

Yes.

Discussion Breakdown — Share of Meeting
Housing - Infrastructure█████████████████████21%
Planning And Zoning█████████████████17%
Permitting Process██████████████14%
Housing█████████████13%
Procedural█████████9%
Affordable Housing███████7%
Public Engagement████4%
Environmental Protection████4%
Legal Affairs███3%
Summary of Proceedings

Half Moon Bay Planning Commission Meeting - March 17, 2025

The Half Moon Bay Planning Commission met on March 17, 2025, at 7:00 PM at the Ted Adcock Community Center. The meeting included a public hearing on the 2024 Housing Element and General Plan Annual Progress Reports (APRs) and a study session on planning commission fundamentals and the Permit Streamlining Act. The commission approved the minutes from previous meetings and adopted a resolution on the APRs.

Consent Calendar

  • Approval of Minutes: The commission approved the minutes from November 12, 2024 (3-0-1, with Commissioner Rems abstaining) and February 11, 2025 (5-0-0, with Commissioner Hernandez abstaining).

Public Comments & Testimony

  • No members of the public spoke on any agenda item during the public comment period.

Discussion Items

  • 1.A – 2024 Housing Element and General Plan Annual Progress Reports: Staff presented the APRs, which are required by the state. The city has made progress on the Regional Housing Needs Allocation (RHNA) goal of 480 units, with 130 units accomplished to date (about 27%). Key developments include:

    • 34 very low-income units from Stone Pine Cove (under construction).
    • 15 accessory dwelling unit (ADU) building permits issued, with affordability split across very low, low, and moderate categories.
    • Entitlements approved for 555 Kelly Avenue and Creekside, with building permits expected in 2025.
    • The city is awaiting a joint letter from HCD and the Coastal Commission regarding Measure D and ADU allocation.
    • Commissioners discussed concerns about meeting the low-income RHNA target, potential contributions from the school district’s 60-unit teacher housing project, and the administrative flexibility of Measure D. Staff was directed to update the APR table to include projections from known projects for the City Council’s consideration.

  • 1.B – Study Session: 2025 Planning Commission Fundamentals Refresh: Deputy City Attorney Marlene Dalinger reviewed the Planning Commission Bylaws, covering membership, officer duties, remote participation rules, and public participation. The second half of the session focused on the Permit Streamlining Act, Housing Accountability Act, and related laws:

    • Explained the 30-day application completeness review, 30-day inconsistency letter for housing projects, CEQA timelines, and the “five-hearing rule” for housing developments.
    • Commissioners discussed the impact of the five-hearing rule on large projects, the role of the Architectural Review Committee, and the importance of pre-application meetings. Staff noted that the city is implementing new digital permitting systems and fee-based pre-application services to improve efficiency.

Key Outcomes

  • Motion to Adopt Resolution: The commission voted unanimously (5-0) to adopt a resolution recommending that the City Council submit the 2024 General Plan and Housing Element APRs to the state. The motion also included a request for staff to update the APR table with projections from known projects for the City Council’s review. (Motion by Commissioner Gorn, seconded by Commissioner Rems; vote: Rems – yes, Gossett – yes, Hernandez – aye, Ruddock – yes, Gorn – yes.)
  • Next Steps: The APRs will be presented to the City Council on March 24, 2025, with a state deadline of April 1, 2025. Staff will continue work on the safety element update, digital permitting system, and fee study.

Director’s Report

  • Community Development Director Leslie Lacko provided updates on the new digital permitting system (CloudPermit), a fee study, and upcoming safety element outreach. She also noted that an emergency permit is being processed for a public works repair on Kelly Avenue.

Planning Commission Communications

  • Commissioner Gorn announced the Half Moon Bay High School girls’ basketball team’s regional championship win and a pilot fire pit program on the beach, which concludes on March 20, 2025.

Meeting Transcript

So hi, I'm um standing in his chair for uh Chair Ruddick, but he is joining us from Key West, so um we have some questions to ask. Yes. Um yes, we do. Um let me get the roll call first and then I will um ask you some special questions. Um Commissioner Ruddick? Yes. Commissioner Rems? Here. Commissioner Gossett? Here. Commissioner Hernandez? Um present. And Vice Chair, acting chair Gorn. I'm here. Okay, everyone's present and one remote. Um I have uh Reddick, I have a few questions, or Chair Ruddick. Can you can you tell me can you hear me well? I can hear you very well. Okay. Um were you able to hear the proceedings up until now? I heard the Pledge of Allegiance. Okay. Um do you have a copy of the agenda in your with in your presence or a digital copy? I I have a paper copy on the table next to me. Okay, and you've posted it at the location. I have, yep. And you're in an area where there's accessible you're accessible to the public should the public decide to participate. I am, yes. And um is there any members of the public with you at this time? No, I'm all alone. Okay. You and us all together in that. Yes, we are here, um just us here as well. Um, so you know that if you need if someone does want to participate that they can there. Let's see. Um I would now like to ask any member of the planning commission to speak up at this time if you cannot hear Commissioner Ruddick clearly. Okay. Hearing no comment. The re okay, the record shows and reflects that all commission members that are present have indicated that they were able to hear Planning Commissioner Ruddick. I will um let's see. I will I would next request that the commissioners speak up at this time if they haven't. Okay, you just did. Um hearing no comments uh reflected in there to express the doubt of him, we can continue with the remote access. Um I would also advise the commission that any votes taken during um this evening's meeting be taken by roll call. And that's all I have. We do have um Spanish interpretation this evening. Um if anyone anyone needs it. And I will refer to Chair Gorn or acting Chair Gorn. Yeah, so um because Chair Reddick is here, um we can um vote on the uh minutes for 1112, but I cannot because I wasn't at that meeting. I'd like to make a motion to approve the minutes.

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