[{"_1":2,"_88":-5,"_89":-5},"loaderData",{"_3":4,"_26":27},"root",{"_5":6,"_17":10,"_18":19,"_20":21,"_22":10,"_23":-5,"_24":-5,"_25":10},"user",{"_7":8,"_9":10,"_11":10,"_12":-5,"_13":-5,"_14":15,"_16":-5},"roles",[],"isAuthenticated",false,"isPremium","planName","subscriptionStatus","featureFlags",{},"insightsBudget","isDevelopmentHost","userPreferences",{},"recaptchaSiteKey","6LcvOJcUAAAAAHsB-gPGfGktcRlKpH7OTIU_dMTD","isImpersonating","impersonation","affiliateStatus","isFreedomPortal","routes/v2/article/layout",{"_28":29,"_30":31},"notFound",true,"relatedArticles",[32,76],{"_33":34,"_35":36,"_37":38,"_39":40,"_41":42,"_43":44,"_45":46,"_47":48,"_49":50,"_51":52,"_53":54,"_55":56,"_57":58,"_59":60,"_61":62,"_63":64,"_65":66,"_67":68,"_69":70,"_71":72,"_73":74,"_75":74},"mediaId",6106110,"mediaKeyId","2784397-2b10d1a8d8177d9eb2092667a012d5cb","parentId",2784397,"title","Planning commission modifies 2025 Measure D recommendations, directs city council on transfers","audioSeconds",2490,"startMs",9992000,"endMs",12482000,"viewUrl","/Search/View?dp=1&key=2784397-2b10d1a8d8177d9eb2092667a012d5cb&start=9992&end=12482","thumbnailUrl","https://assets.pipeline.soar.com/2784397-2b10d1a8d8177d9eb2092667a012d5cb/thumbnail_9992000.jpg","articleUrl","/articles/6106110/California/Planning-commission-modifies-2025-Measure-D-recommendations-directs-city-council-on-transfers","mediaUrl","https://secure.pipeline.soar.com/6106110-fe38b7b061a3f4759a5e5fe1430b0611/orig.mp4?Expires=1770748796&Signature=WcsP3pSMNo~uJTAFmUq9u6p193jntJae5dCIUJjCjybRHjyvZZB2sWNJVyr0Jh~Kc9lukRFwVeqEvmy0xEZ0p1e08Z~f60YTxoBCKSZMA6t5OB9TYPA-dwRcH2vFupu~VErWefVQLxYkO61pktz2rOf9eK~PE4~UnZVk3jn04LQZU6lgg~Xq8Y1THb7eQ2rt8fKHeqMyUYshE6SkGPpw1IWIASxLYdwUHLVIzS19lpt3iRz7iYoF-Vnui-84hIer0MCxmmJ1etwImd3CpvjtxgR74v3Bns-XRQsrHDfirIm8VrOF6lvVkxr0nY7OAtXF5FwDz3P57Ew1glkN8LPIBg__&Key-Pair-Id=KUT5TJCACFTXG","author","City Council of Half Moon Bay CA","date","2025-03-26T08:21:19Z","article","The Half Moon Bay Planning Commission reviewed Measure D 2025 allocation scoring and ratification and took multiple actions that alter staff’s initial recommendations.

Planning staff reported 47 allocation requests outside downtown for 22 available outside‑downtown allocations. Staff recommended ratifying 11 projects totaling 22 allocations and asked the commission to resolve 1 remaining allocation where the next applicant requested two allocations but only one remained.

Applicants and members of the public asked the commission to rescind or rescore specific applications. Kevin and Colton Palmer asked that staff rescore their duplex-with-two-ADUs application for an apparent checklist interpretation issue. Connor French and Katie Barnes, applicants for 460 Poplar, asked the commission to award the final available allocation to their shovel‑ready ADU because they argued it would immediately produce housing for a multigenerational family.

Commissioners discussed procedural fairness, the interpretation of scoring criteria (including whether certain small grocery stores qualify for a walkability point) and the potential for City Council to transfer unused downtown allocations in September. Staff explained how the scoring checklist was applied and that meetings with staff before the January submittal deadline typically cover neither full point‑by‑point scoring nor guaranteed outcomes; staff also noted an interpretation history and that applicants may request reviews.

During deliberations the commission used its authority under the municipal code to modify staff’s recommendations. The commission voted to reallocate two of the allocations that staff had recommended for 940 Main Street (a downtown project that will seek phasing and has not completed implementation) and instead assign those two allocations to the higher‑priority outside‑downtown applicants sitting at the cut line (the two items flagged in staff’s exhibit as “in yellow”). The roll call for that modification recorded four votes in favor and one dissenting vote.

The commission also unanimously recommended that City Council consider transferring remaining downtown base allocations (to the extent they remain available on September 1) to qualified outside‑downtown applicants, prioritizing ADUs and projects that yield immediate housing. Commissioners asked staff to present a clear transfer recommendation and to return to council with options that would prioritize affordable and shovel‑ready projects.

Finally, the commission adopted the resolution to ratify the modified 2025 Measure D scoring and allocations (resolution adopted by recorded vote). Commissioners asked staff to improve applicant guidance for future cycles (clearer directions on pre‑submittal check meetings and documentation), to review and clarify the grocery-store/walkability scoring interpretation, and to provide a recommended approach for handling ties or cusp cases.

Commissioners and members of the public frequently described the annual Measure D process as technical and emotionally charged; several commissioners urged a city‑level review of how ADUs are treated under Measure D (including whether ADUs should consume full annual allocations) and asked City Council to revisit any statutory or ballot‑measure constraints. The planning commission’s actions are appealable to City Council.","mediaType","Video","parentTitle","HMBPC 3/25/25 - Half Moon Bay Planning Commission Meeting - March 25, 2025","oneSentenceSummary","The Half Moon Bay Planning Commission reviewed and amended staff recommendations for the 2025 Measure D allocation process, reallocating two allocations from a downtown applicant to outside‑downtown proposals at the score cutoff and asking City Council to consider September transfers for remaining downtown allocations.","taxTitle","Half Moon Bay, Half Moon Bay City, San Mateo County, California","taxId",59290,"location","California","headline","","shortSummary",{"_33":77,"_35":36,"_37":38,"_39":78,"_41":79,"_43":80,"_45":81,"_47":82,"_49":83,"_51":84,"_53":85,"_55":56,"_57":58,"_59":86,"_61":62,"_63":64,"_65":87,"_67":68,"_69":70,"_71":72,"_73":74,"_75":74},6106113,"Half Moon Bay planning commission approves retroactive coastal permit to close Redondo Beach Road gate at night",5833,377000,6210000,"/Search/View?dp=1&key=2784397-2b10d1a8d8177d9eb2092667a012d5cb&start=377&end=6210","https://assets.pipeline.soar.com/2784397-2b10d1a8d8177d9eb2092667a012d5cb/thumbnail_377000.jpg","/articles/6106113/California/Half-Moon-Bay-planning-commission-approves-retroactive-coastal-permit-to-close-Redondo-Beach-Road-gate-at-night","https://secure.pipeline.soar.com/6106113-79667bf43144db6148e6938ebc21a7b7/orig.mp4?Expires=1770748796&Signature=ZVxJwSLMzwlECN4j44o7awWWj1M15yTC7jUyGcQLL-i26ExttItl56DA3TTKzvMA~eOAc8Tr5A7ULCWfx9hEx9he0dTy8hwljjsy7WQslgCS-~NpiujiSjMyM8SJUUGq84pKDPtActRVz7ZMqpQCnK3uBoYRXaBFlLjFTjGuUHKvWOEHkXDdZKDsq247kipGTY6sdrz2FX~fqMqCUB3oJDDbPfF8P7JCBimc58Jsg7yZsXaguI0tzmeqj8~wqOt0mkncSuU1rchnOquDyYmz3DYvXGiDZc5nMvAqpzkfPabFY~4MDxZFK9eOBHQrPiljG4PvJH6qereOgT25Hlgy~A__&Key-Pair-Id=KUT5TJCACFTXG","The Half Moon Bay Planning Commission voted to retroactively approve a coastal development permit for the existing gate on Redondo Beach Road, and to return to the practice of closing the gate at night and reopening it each morning.

Senior Planner Scott Phillips told the commission the gate was fabricated in 1985 and that closures occurred regularly until about 2015; the city applied for the permit now to formalize past practice and add an updated locking mechanism accessible to the fire district, public works, the sheriff’s office and property owners west of the gate.

Neighbors, property managers and resource stewards urged approval at a packed public hearing. “We see a lot of speeding at night,” resident Trish Hayward said during public comment, adding that recent Ring-camera footage and repeated illegal dumping have degraded conditions at the road’s end. Former Half Moon Bay Police Officer John Lortz said, “Limiting access during evening hours will reduce the risk of criminal activity.” Bruce Russell, who manages Ocean Colony Partners, told commissioners OCP closed the gate from 1985 until February 2015 and offered to resume daily staff closures if needed.

Commissioners heard from Coaside Land Trust, which supports closing the gate at night to reduce dumping and protect habitat and said the Wavecrest Coastal Trail improvements will be open during daylight hours. Surfrider Foundation’s Kimberly Williams opposed the permit, saying gated access can set an adverse precedent for public coastal access and that other remedies should be considered; she urged more evidence that the closure meets Local Coastal Program standards and the Coastal Act.

Staff summarized coordination with Coastal Commission staff, the county sheriff and the fire district and said the project is categorically exempt from CEQA because it is an existing facility. Staff also said signage would be updated to warn motorists, clarify closure hours and list emergency contact numbers; the draft conditions included removing an inappropriate hold‑harmless clause for Public Works. The packet included a sheriff’s call log and other outreach materials posted on the city website.

After public comment and commissioner deliberations, the commission approved a motion to adopt the coastal development permit and directed staff to: replace and update gate signage; install a Knox-type lock with access for emergency responders and landowners; and evaluate and, as needed, implement a safe turnaround area near the gate so vehicles can exit if they approach the closure. The approval included a direction that staff follow up with Coastal Commission staff on any outstanding questions about parking offsets and coastal access management.

The city’s decision restores a practice neighbors and some commissioners said will reduce illegal dumping, nighttime disorder and fire risk near the eucalyptus groves west of the gate. The gate will not block pedestrian or bicycle access to the end of Redondo Beach Road during nighttime closures, staff said.","After hours of public testimony and debate, the Planning Commission voted to retroactively approve a coastal development permit to restore nighttime closures of the existing gate on Redondo Beach Road, with conditions including signage, a Knox lock for emergency access and a staff directive to evaluate a safe turnaround area.","actionData","errors"]

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Planning commission modifies 2025 Measure D recommendations, directs city council on transfers

Half Moon Bay planning commission approves retroactive coastal permit to close Redondo Beach Road gate at night