Half Moon Bay Plan Commission Meeting - March 24, 2026

The Half Moon Bay Plan Commission met on March 24, 2026, at 3:00 PM. The main item was a coastal development permit (CDP) for a 68-unit self-storage facility at 215 San Mateo Road (behind Curly and Reds auto body shop). After discussion, the commission approved the project with conditions including a landscaping plan submitted to the Architectural Advisory Committee (AAC).

Consent Calendar

• February 10, 2026, Minutes: Approved unanimously (Commissioner Gorn abstained, having attended only part of the meeting). Motion by Commissioner Rems, seconded by Commissioner Del Negro.
• March 10, 2026, Minutes: Approved with Commissioners Reddick and Rems recusing (they were absent). Motion by Commissioner Rems, seconded by Commissioner Del Negro.

Public Comments & Testimony

• Mary Jane Brusher (Cypress Cove resident): Raised concerns that the noise study was conducted using old plans with a 12-foot retaining wall, while the current plan has a 3- to 6-foot wall, potentially increasing noise. Also questioned the color of units (white with blue lids, not blending with the environment) and requested clarification on retaining wall height, landscaping, and whether the wall would surround the entire complex.
• Beth Squires (Half Moon Bay resident): Questioned preservation of trees on the property border. Expressed concern that the project would eliminate space currently used for towing services, increase crime, and add more traffic on Highway 92.

Discussion Items

Item 1A: Coastal Development Permit (CDP 24039) – Self-Storage Facility at 215 San Mateo Road

• Staff Presentation: Leslie (Development Director) presented the proposal: 68 prefabricated storage units (8x20 feet, 8 feet tall), a bioretention pond, reconfigured parking (20 spaces), chain-link and composite fencing, retaining walls (4 ft, 8 ft, and 3–6 ft), and a fire lane. The property is zoned industrial; storage is a principally permitted use. The site lies on the Town Boulevard Scenic Corridor and in the city's northern gateway. Staff recommended approval with conditions, including a landscaping plan and a condition requiring the back retaining wall to be painted to blend with vegetation.

• Commissioner Questions:

  • Commissioner Reddick asked about lighting (solar, motion-activated, dark-sky compliant).
  • Commissioner Del Negro asked about lot coverage (from 21,000 to 39,000 sq ft impervious), width of driveways (12 feet between units), and the alcove at the far end (raising safety concerns). He recommended eliminating one unit to provide turnaround space.
  • Vice Chair Hernandez asked about hours of lighting (motion-activated, off after hours) and whether the project falls under the city's gateway policies. He noted the staff report lacked analysis of gateway policies.
  • Chair Gorn raised concerns about the absence of a landscape plan and visual renderings, the need to screen wrecked cars now pushed toward the street, the adequacy of the noise study, and the amount of retaining walls (approx. 400 linear feet).
  • Commissioner Reddick expressed general support, noting the zoning allows the use and that landscaping can improve the scenic corridor.

• Applicant Responses: Jason Million (owner) and Andrew (architect) answered questions. They noted the fire department approved the layout; lighting is motion-activated; the bioswale will treat stormwater runoff (including from the car wash); they are working with the auto body shop tenant to minimize impact; and they are open to removing one corner unit to create better turnaround.

• Discussion on Motion: Vice Chair Hernandez moved to approve the CDP with conditions: 1) A landscaping plan to be submitted to the Architectural Advisory Committee (AAC) for majority approval; 2) AAC to also review the integrated feel and color of the buildings. The motion aimed to mitigate visual impacts on the scenic corridor and gateway. Chair Gorn seconded. Some commissioners preferred seeing the landscaping plan at the commission, but the motion passed after clarifying that the landscaping plan should screen wrecked vehicles and storage units.

Key Outcomes

• Motion Approved (5-0): The coastal development permit was approved with conditions requiring a landscaping plan reviewed by the Architectural Advisory Committee (AAC) for majority approval. The AAC will also evaluate the building colors and overall visual integration. The landscaping plan is intended to screen storage units and wrecked cars from view, enhancing the scenic corridor and gateway.
• Future Direction: Staff and commissioners agreed that future projects in the gateway should bring landscaping plans to the Planning Commission for review.
• Director’s Report: No permits issued in the last two weeks. AAC reviewed a downtown banner program (coming to commission in April) and an outdoor living space at 429-431 Main Street. Consultant contract for the implementation plan update goes to City Council on April 7. Two new planners started (Paul K. Hinsey and Ruby Zaldondo).
• Commissioner Communications: Commissioner Del Negro promoted the high school musical “Hadestown” (March 28-29) and the Dream Machines event (April 26). Commissioner Reddick reported attending the Planning Commissioners Academy in Anaheim (March 10-13) and noted that 300 state bills passed in 2025 affecting planning commissions. He requested a certificate from a mandatory harassment training.
• Adjournment: The meeting adjourned at approximately 5:30 PM.