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OPENPUBLICA · PUBLIC MEETING RECORD

Record of Proceedings

Half Moon Bay Planning Commission Meeting - 2025-03-26

Planning Commission — Wednesday, March 26, 2025

BodyHalf Moon Bay, California

SessionPlanning Commission

DateWednesday, March 26, 2025

StatusFILED

Video Record

0:00 / 4:15:11

Transcript — VerbatimClick a timed line to jump · ⧉ to share it

0:10

To order the March 25, 2025 meeting of the Half Moon Bay Planning Commission.

0:18

Richard, do you want to read the do the pledge first or read the uh hybrid meeting instructions first?

0:24

I can do the hybrid.

0:26

Um Chair Redick.

0:27

Um welcome to the March 25th, 2025 Planning Commission meeting.

0:33

Um we'd like to um let you know that our meetings are live broadcasted live on Pacific Coast TV's web page as well as Channel 27.

0:43

We also have Spanish interpretation at our meetings.

0:47

Um brief etiquette on public comment uh to review for us in person and those that are on the Zoom platform.

0:53

The Planning Commission chair will open up the general public comment section of the agenda.

0:59

At that time, the community members are welcome to speak on any items that are not listed on the general this this evening's agenda.

1:07

For those that are specifically for tonight's listed for those items listed specifically on tonight's agenda during that time, the items that will be discussed.

1:17

The chair will designate a specific time for public comment opportunities.

1:21

Three minutes will be given to those who are comment, or another time will be determined at the discretion of the chair.

1:27

We will begin in person comments first and followed by those on Zoom.

1:33

Those willing to speak in person, I will recognize you by the green cards, or the chair will recognize you on the green cards.

1:38

Please make sure that you start with your name and speak clearly for the record.

1:44

Uh, those on the phone via telephone only, please push star six to raise and then raise your hand and star nine uh to mute and unmute yourself.

1:55

Um this evening uh correspondence was sent to the planning commission this afternoon um regarding both projects on Redondo Beach and the measure D ratifications.

2:08

Um I've since then posted on the website, so on the bottom of the website you will see all those memos from staff along with all of the um attached documents of public comment and so forth that came in.

2:19

Um I'd like to remind all of us on the podium here or at the uh diocese to remember to speak into your microphone so that way the people on TV in person and in hybrid can hear us as clear as possible.

2:32

Thank you everyone for your patience, and I'm gonna hand it back over to Chair Ruddick to officially start this meeting.

2:39

Thank you, Bridget.

2:40

Will you please rise and join me in the Pledge of Allegiance?

3:01

Thank you, and we'll take uh roll call, please, Bridget.

3:05

Yes.

3:06

Um Commissioner Gossett.

3:09

Here.

3:10

Commissioner Hernandez.

3:13

I am present.

3:14

Commissioner Rems.

3:16

Here.

3:16

Vice Chair Gorn.

3:18

Here.

3:18

And Chair Ruddick.

3:20

Here.

3:20

All commissioners are present this evening.

3:23

The first item on our agenda tonight is consideration of minutes of the last planning commission meeting, March 11.

3:32

Uh through the chair.

3:34

Yes, Commissioner Gorn.

3:35

Vice Chair Gordon.

3:36

Um so this is this was a there was a study session, fundamentals refresher, planning commission bylaws.

3:45

Um, and it it's really sort of like mundane and not that exciting, but there was a point to be made that the um the city uh code was different than the planning commission.

4:01

Um I just feel like that's that should be in here that that contradiction is in here and needs to be uh acted on in some way.

4:11

But staff is planning to act on that in some way.

4:16

Yes, I recall what you're talking about, and I hope it's an easy thing to add that to the to the minutes.

4:23

Yeah, I mean, I think if everyone agrees on that.

4:30

There also was a minor matter that Bridget and I discussed this afternoon or the minutes will reflect that the votes on the uh acknowledging the housing element was 5-0, not 4-0.

4:41

Yeah.

4:42

You were you were teleconferencing and forgot.

4:46

Yeah, well, I'll make a change to that and the adjournment to be 5-0.

4:51

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

4:56

I will second that.

5:02

Yes.

5:03

Yes.

5:05

Very good.

5:07

Our next item of business is to invite any members of the public, either in person or attending by Zoom who wish to make comments on items that are not on tonight's agenda to feel free to do so.

5:24

If you want to comment on the two items on our agenda later, we'll do that at that time.

5:28

But at this point, we invite all general comments if any.

5:37

I have none.

5:38

Chair Redek and Zoom.

Discussion Breakdown — Share of Meeting

Affordable Housing████████████████████20%

Coastal Development██████████████14%

Public Safety██████████████14%

Environmental Protection█████████████13%

Housing - Infrastructure████████8%

Permitting Process██████6%

Procedural█████5%

Public Works█████5%

Public Comment████4%

Summary of Proceedings

Half Moon Bay Planning Commission Meeting - 2025-03-26

The Half Moon Bay Planning Commission met on March 26, 2025 (noticed as March 25, 2025; the record timestamp indicates March 26) to address a Coastal Development Permit for the Redondo Beach Road gate, ratify the 2025 Measure D ranks, and receive a CEQA training session. Key actions included approval of the gate permit with additional conditions and a modified Measure D allocation plan.

Approval of Minutes

The commission voted 5-0 to approve the March 11, 2025 meeting minutes as amended. Amendments included correcting the housing element acknowledgment vote to 5-0 and noting a discrepancy between city code and Planning Commission bylaws identified during the prior study session.

Public Comments & Testimony

No members of the public spoke during the general public comment period for non-agenda items.
Public testimony on the Redondo Beach Road gate and Measure D items is summarized under those agenda headings.

Redondo Beach Road Gate (PDP24-052)

Staff presented a city-initiated CDP application to retroactively approve the gate constructed in 1985 and return to nighttime closures (sunset to sunrise, with pedestrian/bicycle access maintained). The gate is located approximately 0.75 miles west of Cabrillo Highway, with a single-family home, Ocean Colony Partners, and Coastside Land Trust properties west of it. Changes include a Knox lock and updated signage.
The California Coastal Commission staff sent a letter stating that the proposed closure failed to meet Coastal Act/LCP standards because analyses of restricting public access and mitigation for lost nighttime parking were missing.
Public testimony was predominantly supportive, citing illegal dumping, fireworks, speeding, abandoned vehicles, and crime concerns. Trish Hayward presented video of late-night activity and documentation of dumping. Bruce Russell (Ocean Colony Partners) said his team closed the gate from 1985 to 2015 and could resume, and recounted serious past incidents. Sarah Polgar (Coastside Land Trust) supported the closure to protect the future improvements. Kimberly Williams (Surfrider Foundation) opposed the permit, arguing it sets a poor precedent and is inconsistent with the Coastal Act.
Commissioner discussion included whether to approve or continue the item. Commissioner Hernandez suggested continuing to get clearer criteria from the Coastal Commission; Vice Chair Gorn and Commissioner Gossett supported approval. Commissioner Rems asked about gate location and closing times.
A motion to approve the CDP carried 5-0, with added conditions: directing Public Works to evaluate a safe turnaround area east of the gate, submitting the public testimony and video evidence to the Coastal Commission, and aligning gate hours with municipal code (sunset + 30 minutes).

2025 Measure D Ranking Ratification

Staff presented the annual Measure D growth management allocations. Outside downtown, 45 allocations were available (23 base + 22 bonus); 45 were requested. The staff recommended ratifying 11 projects totaling 22 allocations, with one remaining allocation contested because the next highest scoring applicant (775 Third Avenue) applied for two units, and only one was available.
Public testimony: Colton and Kevin Palmer requested rescoring for 490 Pine (duplex + ADUs), arguing the site plan clearly showed a street-facing entrance. Connor French (460 Poplar) requested the final allocation for a family ADU, emphasizing it was shovel-ready and pointed out a walkability scoring issue regarding a grocery store. Gorbin (775 Third) requested the allocation and noted his preference for option 1 and September transfer. Julie McHenry cautioned against reopening the scoring process.
Staff clarified that the one-point scoring difference between 460 Poplar and 775 Third was due to proximity to Cunha's grocery store; 490 Pine was denied points because the second-story entrance was not shown. The City Attorney cited code sections allowing equitable distribution and commission modification of staff recommendations.
The commission approved a series of motions:
- Modification of staff's allocation to remove two allocations from 940 Main Street and award one each to 775 Third and 460 Poplar, passing 4-1 (Commissioner Rems dissenting).
- Recommendation that City Council approve September transfers for remaining projects on the list, with priority for 940 Main and 490 Pine, passing 5-0.
- Adoption of a resolution ratifying the modified allocations, passing 4-1 (Commissioner Rems dissenting).
- A set of recommendations to City Council, including recognizing bodegas as grocery stores, including all medical practices, creating a clearer applicant rights checklist, and reviewing how ADUs consume full allocations. This motion passed 3-2, although the chair announced "3-0"; the transcript roll call showed three yes (Hernandez, Rems, Ruddick) and two no (Gossett, Gorn).

CEQA Study Session

Doug Garrison gave a 20-minute presentation on CEQA law and process. He explained that CEQA is a discretionary, transparent process, does not require perfection, and cannot be used as a tool for oppression or delay. He reviewed definitions of "substantial evidence" and "feasible," the use of negative declarations, mitigated negative declarations, and EIRs, and the principle that environmental impacts are physical changes. He also noted that economic and social impacts are not environmental impacts under CEQA, and that controversy alone does not prevent certification if analysis is adequate.

Director's Report, Planning Commission Communications & Adjournment

Director Lacko provided abbreviated updates: the cloud permit system is configured for building permits and code enforcement, and planning permits will be added; a Planning Commissioners training is set for April 29; a safety element vulnerability assessment meeting is April 28; and upcoming agenda items include permit findings, a storage facility, and hazard mitigation plan adoption.
Commissioner Rems asked about bringing forward items like undergrounding power lines; he was advised to work with the Director to agendize items through appropriate channels.
The meeting was extended by five minutes to complete the CEQA presentation and Director's Report, and then adjourned at approximately 11:30 PM.

Meeting Transcript

To order the March 25, 2025 meeting of the Half Moon Bay Planning Commission. Richard, do you want to read the do the pledge first or read the uh hybrid meeting instructions first? I can do the hybrid. Um Chair Redick. Um welcome to the March 25th, 2025 Planning Commission meeting. Um we'd like to um let you know that our meetings are live broadcasted live on Pacific Coast TV's web page as well as Channel 27. We also have Spanish interpretation at our meetings. Um brief etiquette on public comment uh to review for us in person and those that are on the Zoom platform. The Planning Commission chair will open up the general public comment section of the agenda. At that time, the community members are welcome to speak on any items that are not listed on the general this this evening's agenda. For those that are specifically for tonight's listed for those items listed specifically on tonight's agenda during that time, the items that will be discussed. The chair will designate a specific time for public comment opportunities. Three minutes will be given to those who are comment, or another time will be determined at the discretion of the chair. We will begin in person comments first and followed by those on Zoom. Those willing to speak in person, I will recognize you by the green cards, or the chair will recognize you on the green cards. Please make sure that you start with your name and speak clearly for the record. Uh, those on the phone via telephone only, please push star six to raise and then raise your hand and star nine uh to mute and unmute yourself. Um this evening uh correspondence was sent to the planning commission this afternoon um regarding both projects on Redondo Beach and the measure D ratifications. Um I've since then posted on the website, so on the bottom of the website you will see all those memos from staff along with all of the um attached documents of public comment and so forth that came in. Um I'd like to remind all of us on the podium here or at the uh diocese to remember to speak into your microphone so that way the people on TV in person and in hybrid can hear us as clear as possible. Thank you everyone for your patience, and I'm gonna hand it back over to Chair Ruddick to officially start this meeting. Thank you, Bridget. Will you please rise and join me in the Pledge of Allegiance? Thank you, and we'll take uh roll call, please, Bridget. Yes. Um Commissioner Gossett. Here. Commissioner Hernandez. I am present. Commissioner Rems. Here. Vice Chair Gorn. Here. And Chair Ruddick. Here. All commissioners are present this evening. The first item on our agenda tonight is consideration of minutes of the last planning commission meeting, March 11. Uh through the chair. Yes, Commissioner Gorn. Vice Chair Gordon. Um so this is this was a there was a study session, fundamentals refresher, planning commission bylaws. Um, and it it's really sort of like mundane and not that exciting, but there was a point to be made that the um the city uh code was different than the planning commission. Um I just feel like that's that should be in here that that contradiction is in here and needs to be uh acted on in some way. But staff is planning to act on that in some way. Yes, I recall what you're talking about, and I hope it's an easy thing to add that to the to the minutes. Yeah, I mean, I think if everyone agrees on that. There also was a minor matter that Bridget and I discussed this afternoon or the minutes will reflect that the votes on the uh acknowledging the housing element was 5-0, not 4-0. Yeah. You were you were teleconferencing and forgot. Yeah, well, I'll make a change to that and the adjournment to be 5-0.

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