City of Half Moon Bay Planning Commission Regular Meeting (October 13, 2026)

The Half Moon Bay Planning Commission held a regular hybrid meeting on October 13, 2026. The meeting included the approval of previous minutes, a public hearing on a disputed Coastal Development Permit (CDP) for a residential project at 1573 MIZZEN LANE, a public hearing and unanimous recommendation for the Safety Element of the General Plan, and a Director's Report on recent permits and SB 330 housing applications.

Consent Calendar

• The minutes from the August 25, 2026, meeting were approved unanimously.

Public Comments & Testimony

(Item 1.A: 1573 MIZZEN LANE)

• Noemi Ramirez (Applicant/Owner): Requested the project be approved, stating her family has saved for years to build a home in Half Moon Bay.
• Jeff St. Charles (Neighbor): Expressed support for the family but warned that many neighbors in the subdivision want their true property lines restored.
• Steve Wilson (Representing Branscombe Farms): Argued the 45-year-old fence establishes a prescriptive easement. He cautioned that approving the project based on the new survey could invalidate the General Plan's agricultural priority and create a "can of worms" for the entire neighborhood.
• Casey Branscombe (Neighbor/Farm Owner): Stated the project threatens the urban-rural boundary and her horse breeding business. She requested the commission leave the fence in place to preserve commitments made in the 2020 Land Use Plan.
• Tim Pond (Applicant/Designer): Rebutted the arguments, characterizing them as "hyperbole" and a "land grab." He argued the property line survey is correct and the impact on the farm is minimal compared to the major impact on his small lot.

Discussion Items

Item 1.A: 1573 MIZZEN LANE (Coastal Development Permit & Architectural Review)

• Project Summary: Proposes a 1,983 sq ft home and 403 sq ft ADU on a 4,039 sq ft lot.
• Key Issue: A dispute exists regarding the property line between the applicant and the adjacent Branscombe Farms. Staff presented a stamped survey showing the legal line is roughly 2.5 feet north of the existing fence.
• Commissioner Deliberation:
  • Commissioner Rems: Expressed strong opposition to the commission intervening in a private civil property dispute. He made a motion to continue the item.
  • Commissioner Ruddick: Favored approving the project as-is, arguing the commission should rule on the complete application before it.
  • Commissioner DelNagro: Felt the design was excellent but had significant reservations about the drainage impacts of the retaining wall and the parking/access configuration. He supported the continuance.
  • Vice Chair Hernandez: Supported the continuance to allow negotiation, emphasizing the importance of the City's agricultural policies.
• Outcome: Motion to continue to the November 10, 2026 meeting passed 4-1 (Commissioner Ruddick dissented).

Item 1.B: Safety Element Update (General Plan Amendment)

• Presentation: Consultant Aaron Fannin presented the finalized draft, highlighting new policies on ember-free zones, a flood monitoring gauge on Pilarcitos Creek, and dam coordination.
• Commissioner Deliberation:
  • Commissioners strongly advocated for more aggressive policies on undergrounding utilities, specifically citing Highway 92 power lines as an evacuation risk.
  • Commissioners requested the inclusion of language to explore funding mechanisms and participation in insurance rating programs (FERCL, CRS).
  • Concerns were raised about vegetation management on county lands and ensuring fire policies do not conflict with heat and erosion mitigation.
• Outcome: Unanimous vote (5-0) to recommend the City Council adopt the Safety Element and the CEQA Notice of Exemption.

Key Outcomes

• 1573 MIZZEN LANE: Continued to November 10, 2026. The applicant and neighbor are strongly urged to resolve the property line dispute.
• Safety Element: Unanimously recommended for City Council adoption.
• SB 330 Housing Applications (Director's Report): Three large housing applications were reported as deemed incomplete: Podesta Property (~370 units, 20% affordable), 2281 Cabrillo Hwy (~125 units), and Rocket Farms (~99 units). Staff noted Half Moon Bay is relatively shielded from blanket builders' remedy due to its Local Coastal Program.
• Commissioner Communications: Commissioner DelNagro announced his appointment to the Agricultural Advisory Committee.