Half Moon Bay Planning Commission Study Session on Measure D Amendments - October 27, 2026

The Planning Commission held a study session at the Ted Adcock Community Center to review draft code amendments for Measure D, the city's voter-approved residential dwelling unit allocation system. The session included a presentation by Associate Planner Ruby Zalduondo, an interactive scoring criteria activity, public testimony, and extensive commissioner deliberation. The meeting also covered routine approvals, a director's report, and commissioner communications.

Consent Calendar

• Approval of Minutes: The commission unanimously approved the minutes from the October 13, 2026 meeting.

Public Comments & Testimony

• Non-Agenda Public Forum: No members of the public spoke on non-agenda items.
• Public Comment on Measure D: Mike Fierra, a resident, expressed strong opposition to carryover/rollover of Measure D allocations, stating that Measure A (the precursor to Measure D) did not allow carryovers and that the concept was rejected by voters in 1991. He argued that adding carryovers undermines the intent of Measure D and questioned the legal justification. He also noted that ADUs and JADUs still create infrastructure impacts (water, sewer, traffic) and should not be treated as zero-impact.

Discussion Items

• Measure D Code Amendments: Staff presented two categories of amendments: (1) amendments to conform with the city's 6th Cycle Housing Element (ADU fractional allocation of 0.5, JADU exemption from Measure D, and a mechanism for reassigning unused/expired allocations); and (2) amendments to improve administration, including clarifying language, removing duplicative provisions, and simplifying the application scoring process.
• Interactive Activity: Commissioners participated in a three-board exercise to identify criteria to remove, potential new criteria, and priority topics such as infill development, walkability, affordable housing, traffic mitigation, and infrastructure burden.
• Commissioner Deliberations: Commissioners discussed several key issues:
  • Rollovers/Carryovers: Deep division emerged. Chair Gorn, Vice Chair Hernandez, and Commissioner DelNegro expressed concerns that rollovers could lead to growth spikes and undermine the orderly growth management intent of Measure D. Commissioner Ruddock was more open to limited rollovers but stressed the need for simplicity and clear limits. The commission generally favored a single rollover within a two-year window and opposed banking allocations.
  • Scoring Criteria: Commissioners suggested removing criteria that all projects satisfy (e.g., passive cooling, 32-inch clear passage) and adding criteria for safety (multiple egress points), wildfire hardening, work-live benefits (local preference), multi-generational housing, and rental use. They emphasized prioritizing infill housing downtown over large projects outside the core.
  • Large Projects: Concern was raised that large affordable housing projects with 20% BMR could consume most Measure D allocations, crowding out individual homeowners. Commissioners supported weighting criteria to favor small infill projects and requiring walkability plans for developments with more than three units.
  • JADUs: Some commissioners worried that exempting JADUs entirely from Measure D might be inconsistent with the Coastal Commission's population-based approach; they suggested a fractional allocation could be more defensible.
• Staff Time: Staff noted they spent 138 hours (about 17 working days) on Measure D administration in the past year, underscoring the need for simplification.

Key Outcomes

• Direction to Staff: The commission provided the following guidance:
  • Support for the 0.5 allocation value for ADUs and exemption for JADUs, though some commissioners urged caution on the JADU exemption.
  • On rollovers, the commission was split but leaned against expanding the practice; staff will present both limited and no-rollover options to the Coastal Commission for informal feedback.
  • Scoring criteria should be simplified, with criteria that all projects meet removed, and new criteria added for safety, wildfire resilience, work-live integration, and rental/multi-generational use.
  • Weighting should prioritize infill development, walkability, affordable housing, and traffic mitigation; the commission stressed that BMR bonuses should not overwhelm allocations for individual homeowners.
  • Large projects should be required to phase affordable units early and include walkability plans; development phasing agreements should include teeth to ensure compliance.
• Next Steps: Staff will incorporate the commission's input into revised draft amendments, send them to the California Coastal Commission for a six-week informal review, and then return to the Planning Commission for a formal recommendation before proceeding to City Council. The 2027 allocation cycle will not be affected.

Director's Report

• Community Development Director Leslie Lacko reported on the following:
  • A tree permit was issued for the removal of five dying Monterey pines at 2400 Cabrillo Highway, to be replaced with Monterey cypress.
  • Staff is preparing a safety element update recommendation for City Council's November 17 meeting, incorporating the commission's preferences for a five-year update cycle aligning with the local hazard mitigation plan.
  • The city's emergency preparedness campaign for October included weekly themes: general preparedness, flood risk awareness (king tides), building emergency kits, and staying connected (emergency alerts). In November, the focus will shift to Public Works storm readiness.
  • A $500,000+ grant application for a downtown parking study (including stakeholder outreach, parking structure feasibility, and wayfinding) was approved by City Council on October 20 and will be submitted shortly.

Commissioner Communications

• Commissioner DelNegro announced he would attend a planning commission training on housing laws in Burlingame on October 28.
• Commissioner Ruddock reminded the public to drive slowly on Halloween.
• Chair Gorn reported that the Pumpkin Festival had good weather, most vendors used AT&T for payment processing and were satisfied, and many vendors sold out by Sunday afternoon.
• Vice Chair Hernandez noted the Boy Scouts will start a food drive next week.
• Commissioner Rems (absent) was noted.
• Chair Gorn mentioned seasonal fire pits and volleyball courts will close around the second week of November due to king tides.
• Commissioner DelNegro shared he recently joined the Agricultural Advisory Committee and is gaining insights into the farming community.