Half Moon Bay Planning Commission Meeting – May 12, 2026

The Half Moon Bay Planning Commission met on Tuesday, May 12, 2026, with four members present (Commissioner Reddick absent). The meeting included a director’s report, discussion of a temporary use permit (informational), approval of a community banner sign program, and a contentious debate on a proposed ballot measure to amend Measure D’s downtown boundary. Commissioner Rems recused himself from the Measure D item due to a conflict of interest. The meeting concluded with a motion to forward a summary of the Measure D discussion to the City Council.

Consent Calendar

• Minutes from the previous meeting were not approved due to insufficient attendance (only three commissioners present at that meeting).

Public Comments & Testimony

• Evelyn DeSouza (emailed comment): Requested a public update and greater transparency on the proposed 940 Main Street development, citing concerns about circulation, parking, traffic safety, infrastructure capacity, and neighborhood viability. She asked the commission to agendize a status update, referencing Commissioner Hernandez’s prior comments on the 555 Kelly project regarding accountability and realistic delivery.
• Amber Stowe (owner of The Paper Crane, member of Downtown Business Association): Expressed full support for the community banner sign program, emphasizing collaboration with city staff and the priority of non‑private messaging. She preferred banner orientation facing the street rather than the sidewalk.

Director’s Report

• Community Development Director Leslie Lako reported on: an internal kickoff meeting for the implementation plan update; the upcoming June 4 open house for the Midpen multifamily project (SB 35 application, no public hearings); permits issued since the last meeting (additions at 132 Kelly Avenue, a new dwelling/ADU, and a one‑year extension for Coast Child Care Child Development Center); construction staging for the Pullman culvert at Dunes Beach; Monterey Pine tree removals at Strawflower Shopping Center; and the next meeting on May 26 featuring a coastal trail project, a mural, and a CIP program for general plan conformance.
• Commissioner communications: Vice Chair Hernandez highlighted new seasonal volleyball courts at Poplar Beach and a new line dance series; Commissioner Del Negro praised the car show and Jazz & Wine Festival; Chair Gorn noted a smooth permit experience for a kitchen remodel.

Discussion Items

• Temporary Use Permit (6A – 2 Miramontes Point Road, Half Moon Bay Golf Links): Presented by Associate Planner Paul Kite Lanzi as an informational item. The director intends to approve a 60’×100’ tent (with two ancillary tents) for charitable and special events from July 22 to October 20, 2026. The use has a long‑standing history; no changes from prior approvals other than events confined to the tent area. No action required; no public comment was heard due to audio issues (an attempted comment from Evelyn DeSouza was later submitted by email).
• Community Banner Sign Program (6B): Presented by Julissa Acosta (interim economic vitality manager) and City Engineer Dale Hinterm. The program establishes a city‑managed banner system on Main Street using existing light poles (42 locations), with design standards, a style guide, and priority for city, nonprofit, and community events (no private, commercial, political, or religious messaging). Banners would be displayed for up to 14 days, one per organization per year. The Architectural Advisory Committee had previously reviewed and supported the program. Commissioners discussed orientation (street side preferred), hardware replacement, fire‑resistance requirements, and monitoring. Public comment from Amber Stowe endorsed the program. Motion to approve (by Chair Gorn, seconded) passed 4‑0.
• Measure D Amendment Ballot Measure (6C): Presented by Assistant Planner Ruby Zaldoondo. The proposal would amend the city’s local coastal land use plan and zoning ordinance to replace the existing 1998 downtown area boundary with the 2020 LCLUP town center map for Measure D’s growth allocation system. Staff recommended approval. Commissioner Rems recused himself. Commissioner Del Negro opposed, arguing the map does not serve infill goals and would favor large developments over individual property owners, while including agricultural land (e.g., Podesta property) rather than existing residential infill lots. Vice Chair Hernandez supported the map, citing long‑standing GPAC work, consistency, and focus on walkable areas. Chair Gorn opposed the map, viewing the ballot measure as a response to HCD pressure rather than a voter‑perceived problem, and favored forwarding discussion rather than approval. Two motions were made:
  1. Motion (Vice Chair Hernandez) to approve staff recommendation with additional recommendations to City Council (promote infill near downtown, protect agricultural land, ease infill development). Failed 2‑1 (Del Negro no, Hernandez yes, Gorn no).
  2. Motion (Chair Gorn) to forward a summary of the debate and discussion to City Council without approving the staff report. Passed 3‑0 (Del Negro yes, Hernandez yes, Gorn yes).

Key Outcomes

• Community Banner Sign Program: Approved 4‑0. Staff will implement the program with banners facing the street, a style guide, and city‑administered scheduling.
• Measure D Ballot Measure: The Planning Commission did not approve the proposed map amendment. Instead, by unanimous vote, a summary of the commission’s debate (including concerns about infill, agricultural land, and fairness to individual applicants) will be transmitted to the City Council for their May 19 meeting.
• Next Regular Meeting: Scheduled for May 26, 2026 (the day after Memorial Day). Agenda items include a coastal trail project, a mural, and a CIP program for general plan conformance.