Half Moon Bay Planning Commission Meeting - June 23, 2026

The Half Moon Bay Planning Commission met on June 23, 2026, at 3:00 PM. All five commissioners were present. The meeting included approval of three sets of minutes, a public hearing and vote on a sign program for a gas station, an informational presentation on SB 35 streamlined housing approvals, and a director's report on department reorganization.

Consent Calendar

• April 14, 2026 minutes: Approved unanimously (5-0) after motion and second.
• May 12, 2026 minutes: Approved 4-0-1 (Commissioner Ruddick abstained due to absence) after motion and second; red-line edits had been distributed.
• May 26, 2026 minutes: Approved 4-0-1 (Vice Chair Hernandez abstained due to absence) after motion and second.

Public Comments & Testimony

• Non‑agenda items: No public comments were offered.
• Sign program (201 San Mateo Road): No public comments were offered.
• SB 35 informational item: Multiple speakers addressed the commission:
  • Julie McGowan (resident) expressed safety concerns about the proposed Midpen affordable housing project on Metzger Street, citing narrow streets, access to Highway 1, and evacuation risks during natural disasters.
  • James Havey (representing neighbor Michael Swanovic) raised concerns about increased traffic, parking impacts on existing residents and the senior center, potential loss of heritage trees, and the need for a second access via Poplar Street.
  • Carolina Carvajal shared personal experience of overcrowded housing and urged support for affordable housing, stating families need a place to live regardless of design.
  • Rocio Avila (community leader, committee for accessible housing) emphasized the urgent need for affordable housing, noting many families share single rooms. She stated that SB 35 helps the city respond to the housing crisis and meet compliance.
  • Another speaker opposed aspects of the Midpen project, arguing that parking and traffic issues must not be ignored and that projects should be scaled to fit Half Moon Bay.
  • Mike Ferrara expressed concern that SB 35 removes local accountability and suggested the city retains control over its streets. He asked for clarification on the city’s authority over its property under SB 35.
  • Online speaker Sid Young asked about parking exceptions (car share stations, permit parking). Staff replied those do not apply in Half Moon Bay.
  • Online speaker Julianne Brokoski supported SB 35 application, stating the city is not in compliance and housing is desperately needed.
  • Online speaker Reen Raina Diaz emphasized safety, two entrances/exits, and careful design.

Discussion Items

• Sign Program Architectural Review & Sign Permit for 201 San Mateo Road (Texaco):

  • Staff presented the proposed sign program for a gas station/convenience store at the southeast corner of Main Street and San Mateo Road (Highway 92). The program includes 13 signs (mostly existing) and would exceed the normally allowed number of signs but meet the maximum square footage. The Architectural Advisory Committee (AAC) recommended approval.
  • Commissioner questions clarified that no air/gas sign was planned, the existing monument sign was previously permitted, and the sign program would “clean up” approvals before a possible future conversion of garage space to retail.
  • The commission voted 5-0 to approve the sign program.

• SB 35 Streamlined Ministerial Approval Process (Informational):

  • City Attorney Mary Wagner presented an overview of SB 35 (Government Code §65913.4) as amended by SB 423. Key topics included: eligibility (≥10% affordability, urban infill, coastal zone exceptions), objective design standards, ministerial review (no discretionary approvals), timelines (60‑90 days for consistency determination, 90‑180 days for final approval), parking limitations (max 1 space per unit, no parking near transit), and the city’s current SB 35 “list” status due to pending housing element certification and insufficient progress on RHNA goals.
  • Commissioner discussion included questions about the definition of a transit stop, whether the city qualifies for density bonus transit proximity, fire safety in high‑risk zones, appealability of ministerial decisions, applicability of master plans (e.g., bike/pedestrian), and the role of objective standards.
  • Vice Chair Hernandez requested urgent clarification on whether Half Moon Bay has a major transit stop (Council previously determined none exists in November 2024). The city attorney agreed to follow up.
  • Commissioners also noted that while SB 35 limits local discretion, the city can still enforce fire codes, building codes, and other objective standards. The city attorney confirmed that conditions of approval (e.g., construction management plans) remain applicable as long as they do not render the project infeasible.

• Director’s Report:

  • Community Development Director Leslie Aiko reported on permits issued (tree removal, ADU, JADU, Measure D allocation) and presented the department’s organizational changes over the past 1.5 years. The building division now has a chief building official, and the housing coordinator position was converted to a planning position to better process applications like SB 35. The department is hiring a senior planner and expects to be fully staffed soon.
  • In response to questions, the director stated that required rezonings for housing element compliance are nearing completion (meeting with Coastal Commission staff later that week) and should come to the planning commission soon. The ADU ordinance is slightly behind, expected in September. Code amendments regarding Measure D are unlikely to be ready by January 2027.

Key Outcomes

• Sign Program Approved: The commission voted 5-0 (Commissioner Rems, Ruddick, Del Negro, Vice Chair Hernandez, Chair Gorn) to approve the sign program for 201 San Mateo Road.
• No Action on SB 35: The item was informational only; no vote was taken. The commission directed staff to clarify the transit stop issue and to consider additional public outreach for future SB 35 projects since the public normally relies on commission and council meetings for input.
• Upcoming Items: The director anticipates bringing the rezonings and ADU ordinance to the planning commission in the coming months. The commission also noted the need for a public website (already in progress) for the Midpen project to ensure transparency.