Half Moon Bay Planning Commission Regular Meeting - August 25, 2026

The Half Moon Bay Planning Commission met on Tuesday, August 25, 2026, at 7:00 PM in a hybrid format at the Ted Adcock Community Center. The Commission approved the consent calendar, held a public hearing on a coastal development permit for a new home on Pullman Avenue, and approved a general plan consistency determination for a property acquisition. The Director also provided updates on permits, the implementation plan, the ADU ordinance, and the safety element.

Consent Calendar

• Minutes Approval: The Commission unanimously approved the minutes from the August 5, 2026, meeting (motion by Ruddock, second by DelNagro, vote 5-0).

Discussion Items

• Item 1A: Coastal Development Permit for 2781 Pullman Avenue

  • Project Planner Scott Phillips presented the application for a 4,471-square-foot single-family residence with an attached 635-square-foot accessory dwelling unit (ADU) on a 19,370-square-foot site. The project is part of the Stoloski Gonzalez Planned Unit Development and includes a deed-restricted affordable unit for 55 years under Measure D.
  • Key features: single-story design, horseshoe shape to reduce highway noise, detention basin for 10-year storm, and a concrete masonry unit (CMU) wall along Highway 1 with lattice and plexiglass for sound mitigation.
  • Staff recommended approval subject to conditions, noting the project meets all development standards, respects the 20-foot non-riparian buffer, and is consistent with the mitigated negative declaration adopted for the tentative parcel map.
  • Commission Questions and Concerns:
    • Commissioner DelNagro questioned the choice to relocate Monterey Pines and Bay Laurel trees from the southeastern corner to preserve ocean views, noting that Monterey Pines grow tall with clear trunks, while Bay Laurel may block more view. Staff clarified the reasoning was view preservation.
    • Commissioners expressed strong concerns about the 6-foot-tall CMU wall along Highway 1, calling it visually unappealing and unprecedented. Commissioner Hernandez raised the potential for sound reflection ("clap back"). Commissioner Rems noted the wall would appear as an unbroken plane. Commissioner DelNagro suggested adding articulation, textured materials, or vegetation.
    • The applicant (owner Mark Stoloski and designer Lisa Wellman) explained the wall was chosen for safety (a car crashed through a chain-link fence in a prior incident) and to avoid debris and rodent issues associated with the double wood wall recommended in the noise study. They were open to design modifications but opposed moving the wall back or giving up land for landscaping.
    • Commissioner Hernandez suggested requiring either a double wood fence or a modified wall with articulation, textured materials, and a landscaping plan approved by staff. Commissioner Ruddock supported requiring a landscaping plan rather than moving the wall.
  • Decision: The Commission approved the project with a condition (motion by DelNagro, second by Ruddock) requiring the applicant to submit revised plans for the Highway 1 wall or fence prior to construction. The condition mandates articulation, textured materials, and either a double wood fence or a wall with vines/plants and a landscaping plan. Vote: 5-0.

• Item 1B: General Plan Consistency Determination for Property Acquisition

  • Hina Gupta from the City Attorney's Office presented the request to confirm general plan consistency for the acquisition of parcel APN 056-126-040 (7,501 square feet, 0.17 acres) located in the West Railroad Planned Development Area. The City Council approved the purchase on July 21, 2026, as part of a lot retirement program to mitigate traffic impacts from the Pacific Ridge subdivision.
  • The parcel is designated Regional Public Recreation in the Land Use Plan, and acquisition would help protect habitat, scenic values, and provide public access and green infrastructure.
  • Decision: The Commission unanimously approved the consistency determination (motion by Hernandez, second by DelNagro, vote 5-0).

Director's Report

• Community Development Director Leslie Lacko reported:
  • Permits Issued: Three tree removal permits (395 Truneway, 122 Murata Road, 417 Greenbrier), two ADU permits (59 Valencia, 759 Correa Street), and two coastal development permits for infill single-family residences with ADUs (147 Kelly and 775 Third Street).
  • Measure D Transfers: 19 of 20 remaining units are moving to transfers, to be considered by City Council on September 1, 2026.
  • Implementation Plan Update: First working group meeting on August 27, 2026; first study session scheduled for September 22, 2026, with City Council joining; public roadshows from September 3 to September 28, 2026, at eight locations.
  • ADU Ordinance: Comments received from Coastal Commission and HCD; revisions underway; hope to bring to Commission in September.
  • Safety Element: Tentatively set for October 13, 2026, after CalFire review; waiting on further work from the County Department of Emergency Management.
  • Commissioner Hernandez requested that CalFire make their hazard model for wildfire severity zones publicly available.

Key Outcomes

• Approved Minutes (August 5, 2026) – Unanimous.
• Approved Coastal Development Permit for 2781 Pullman Avenue with a condition requiring revised plans for the Highway 1 wall (articulation, texture, and landscaping plan) – Vote 5-0.
• Approved General Plan Consistency Determination for parcel APN 056-126-040 – Vote 5-0.
• Next Steps: Staff to finalize ADU ordinance and safety element; Commission to hold study session on September 22, 2026, for the implementation plan.