I want to call to order the October 28, 2025 meeting of the Half Moon Bay Planning Commission.

I'll ask Maggie to read the instructions for those attending via Zoom, and then we'll start the meeting.

Okay.

So we have the hybrid meeting participation protocols.

This meeting will be held in person and via Zoom for public participation.

Public comments may be made in person or remotely via Zoom, and interpretation will be available.

Planning commissioners and staff will participate in person.

During any public comment portions, attendees may use the raise hand feature and will be called upon and unmuted when it is their turn to speak.

If joining by phone, use star nine and raise your hand.tv.

Thank you, Maggie.

Please join us in the Pledge of Allegiance.

I've got to flag the requirement for which it stands on the God.

May we have the roll call, please?

Yes.

Commissioner Del Nagro.

Here.

Commissioner Rems.

Here.

Vice Chair Gorn.

I'm here.

Chair Reddick.

Here.

We have a quorum.

The first item on our agenda tonight is approval of minutes for our October 14th meeting.

Are there any, is there any discussion about those minutes?

Or a motion to approve them.

Commissioner Del Negro.

I'm willing to make a motion to approve the minutes from our last meeting.

Thank you.

Second.

All those in favor, please say aye.

Yes.

Aye.

All those opposed say no.

Minutes are approved.

Brings us to our first public hearing item.

The uh the commission is asked to hold a public hearing and receive uh public inform input from the public and to evaluate revisions to our draft housing element, which staff will present, also to approve a resolution recommending that city council direct staff to submit the cycle six draft dated October 2025 to the state, and thirdly to adopt the CEQA mitigated negative declaration attached here.

Yeah, I will.

And I was planning on keeping my presentation very short.

This is the fifth time this has come before you.

I think you're all pretty familiar with it.

So I was just planning on um highlighting uh the major changes in this this draft.

Um so just a little background.

Um for the housing element, um, last time we came before you, there was the outstanding issue of measure D and how HCD would consider that.

And uh since that time, uh HCD staff and coastal commission staff have been in regular conversations to address some of the issues with how housing law gets implemented in the coastal zone.

And they did specifically talk about measure D and how it's integrated into our local coastal program.

So um so we did talk with HCD staff and um they did request specific changes in attachment five of your of your packet.

Um all of the changes are highlighted, and most of them are quite minor, and they're they're really just um they're HCD staff sort of ticking boxes that they need to tick in order to approve any housing element, and then there's the measure D changes.

The other thing that's new before you tonight is um now we have an environmental document.

So we have a mitigated negative, the mitigation is um about biological resources and the consultants that prepared that are here if anyone has questions about it, so we can um we can bring them online.

Uh they're here virtually, I should say.

Um so if anyone has questions about that, um they they are happy to answer those.

I'll get into my presentation and um highlight some of the measure D changes.

So one of the changes they requested, uh something that can be done sooner rather than later is a code amendment change so through the code amendment change we would um seek approval of a local coastal program amendment to revise the allocation requirements for ADUs and JDUs from a full allocation to um some smaller amount probably a half allocation and um and we would look at reallocating unused measure D's for um ADUs and affordable housing units by rolling those over to the next year.

So those are where we've allocated and no building permit was applied and the measure D would uh expire if if not rolled over so those would be done through a code amendment and then HCD also asks that we put a ballot measure forward the soonest possible time we could do that would be 2028.

The ballot measure would revise um measure D's downtown area as the area designated as the town center in our certified local coastal land use plan so it would right now those maps are slightly different and then we would have one town center and downtown area as uh designated for measure D.

And it would also exempt accessory dwelling units including junior accessory dwelling units, JDUs from residential dwelling unit allocation limitations.

So ADUs would be exempted from measure D.

This is what um this was is what would go before voters so it's not a decision that the planning commission would have to make or council would have to make it would be a decision that the voters would make those are the um the two major changes that they requested in addition to that I sort of messed up on the wording in the resolution and I want to I want to correct that on this slide here.

So what what you would be voting on this evening is to recommend to the city counts council that they adopt the mitigated negative declaration and adopt the 2023 to 2031 that is the sixth cycle housing element dated October 2025 for review by HCD.