Half Moon Bay Planning Commission Meeting: January 27, 2026 – Mixed-Use Building at 540 Parisima Approved

The Half Moon Bay Planning Commission met on January 27, 2026, at 3:00 PM to consider a coastal development permit and architectural review for a two-story mixed-use building at 540 Parisima Street. Commissioners present: Chair Gorn, Vice Chair Hernandez, Commissioner Rems, Commissioner Reddick, and Commissioner Del Nagro (via Zoom). Commissioner Del Nagro participated remotely. The meeting included approval of prior minutes, public comment, staff presentation, commissioner questions, and a vote to approve the project with conditions.

Consent Calendar

• Minutes of October 28, 2025: Approved 4-0 (Vice Chair Hernandez abstained).
• Minutes of January 13, 2026: Approved 4-0 (Commissioner Del Nagro recused as he was absent).

Public Comments & Testimony

• Dr. Robert Moody (member of the public, father of the applicant): Spoke in strong support, describing the site as historically blighted and praising the project's quality and mixed-use character. He emphasized that the building would enhance the downtown area.
• No other public comments were received.

Discussion Items

• 540 Parisima Mixed-Use Project – Staff Presentation by Scott Phillips (project planner):
  • Proposed building: 5,365 sq ft, two stories, ground-floor commercial office with parking/storage, two residential units on second floor.
  • No variances or exceptions required; all zoning and development standards met.
  • Project submitted in 2021; three Architectural Advisory Committee (AAC) meetings held. The AAC provided recommendations over three iterations, leading to addition of a second residential unit, driveway on south side, and revised massing.
  • Staff recommended approval with conditions, including separate sign review and street tree requirement.
• Commissioner Questions & Discussion:
  • Commissioner Rems questioned the siding change from horizontal to vertical; architect John Walter explained the transition to break up massing and distinguish commercial from residential.
  • Commissioner Reddick clarified that the AAC update was not a formal meeting.
  • Commissioner Del Nagro identified inaccuracies in the staff report: statement of “wrapping around an existing home” (site has been vacant 40+ years) and reference to two commercial spaces (only one office proposed). Staff confirmed corrections.
  • Vice Chair Hernandez expressed concern about long horizontal planes and consistency with downtown scale policies; architect argued the gables and material shift address massing, and height is similar to nearby Mercantile Building.
  • Commissioner Rems suggested possibly inverting the vertical/horizontal pattern; architect preferred current design.
  • Discussion of drainage, trash enclosure location (under rear deck), and landscape tree requirement (to be added per condition).
• Applicant Robert Moody (son) estimated construction duration of 12-18 months.

Key Outcomes

• Motion to Approve: Moved by Vice Chair Hernandez, seconded by Commissioner Rems, to approve the coastal development permit and architectural review with staff’s conditions of approval.
• Vote: 5-0 in favor (all commissioners present voted yes).
• Corrections Noted: Staff to correct report to reflect single commercial office (not industrial) and no preexisting building on site.
• Strong Encouragements: Commissioners urged the applicant to consider adding a skylight, window, or texture/art on the long front plane to break up massing, and to ensure a street tree is included.
• Director’s Report: Leslie Lacko noted RFP for implementation plan update posted January 20, proposals due February 23; one coastal permit issued since last meeting (for garage/ADU at 551 Myrtle Street).
• Meeting Adjourned at approximately 4:30 PM.