[{"_1":2,"_112":-5,"_113":-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",[32,76,88,100],{"_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",6080332,"mediaKeyId","2947871-74b987dea0493a3565b004d5447e91d5","parentId",2947871,"title","Commission finds conveyance of 21 Wavecrest parcels to Coastside Land Trust consistent with general plan","audioSeconds",519,"startMs",4341000,"endMs",4860000,"viewUrl","/Search/View?dp=1&key=2947871-74b987dea0493a3565b004d5447e91d5&start=4341&end=4860","thumbnailUrl","https://assets.pipeline.soar.com/2947871-74b987dea0493a3565b004d5447e91d5/thumbnail_4341000.jpg","articleUrl","/articles/6080332/California/Commission-finds-conveyance-of-21-Wavecrest-parcels-to-Coastside-Land-Trust-consistent-with-general-plan","mediaUrl","https://secure.pipeline.soar.com/6080332-ebe914e37a6757073d30f29e3452d547/orig.mp4?Expires=1770707561&Signature=cxvB0kbgqEMkheEKGB3jEIdGdWux0WfCo~e14HhSKdX0v4dvv2XZzKkHYxZYsYoFxCEtPB9R2WS3UPNuGQfQmZ82mwdTFx7RN52pGRFJjB0l7E17XR8vAhEfhjdPVhRWaxXsmb3--E~O4tP8~gp1hyQKvxvSYUs0acb6W65Rzy1gPYcjk9H2ilWcBImQ8jandDo0hFJal8PYZ9yNcVJtTGla1~uTyZVJnbZ9oiO9Gjx6Xt6G1Sg0iOQ60-7XngnOFTLFjn1MNiiv8jSA8dKLBuQZuHKUK~zE7FEFAvc~zg8S9GPq72HBaXgI2Sby3qGPIuriUefb6BWUUzNdGvXN3A__&Key-Pair-Id=KUT5TJCACFTXG","author","City Council of Half Moon Bay CA","date","2025-04-10T16:51:14.933Z","article","The Half Moon Bay Planning Commission on April 8 adopted a resolution finding that the City’s conveyance of 21 parcels in the Wavecrest Planned Development Unit to the Coastside Land Trust for habitat restoration, wetland protection, trail improvements and public access/recreation conforms to the city’s general plan and Local Coastal Program land use plan.

Staff described applicable LUP policies designating Wavecrest for habitat conservation, hazard avoidance, public access and recreation, and lower‑cost visitor‑serving uses. The staff report noted the conveyance aligns with those policies and with the city’s lot‑retirement program, under which developers may contribute mitigation fees to retire lots elsewhere for conservation purposes.

Commissioners asked detailed questions about the parcels’ provenance, valuation and deed descriptions. Staff said the parcels were acquired through tax-default sale and that the city negotiated the transfer: parcels intended for public benefit would be donated to the land trust and other parcels would be sold for the amount the city paid, with proceeds returned to the mitigation/lot retirement fund. Staff indicated no independent appraisal had been completed and said the city is working with the county to correct a discrepancy in the legal descriptions of two deeds.

Commissioner Gossett asked whether deed restrictions or easements had been recorded; staff responded that because the parcels will be conveyed to a land trust with a conservation mission a separate deed restriction was not believed necessary but staff confirmed they would follow standard legal conveyance procedures. No public comments were received and the commission approved the recommendation to adopt the general plan conformity finding by voice vote.","mediaType","Video","parentTitle","HMBPC 4/8/25 - Half Moon Bay Planning Commission Meeting - April 8, 2025","oneSentenceSummary","The Planning Commission found that the city's conveyance of 21 parcels in the Wavecrest Planned Development unit to the Coastside Land Trust for habitat restoration, wetland protection and public access conforms to the general plan and local coastal land use plan.","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},6080338,"Planning Commission recommends adoption of 2021 local hazard mitigation annex into safety element to pursue state disaster-share benefits",1319,2991000,4310000,"/Search/View?dp=1&key=2947871-74b987dea0493a3565b004d5447e91d5&start=2991&end=4310","https://assets.pipeline.soar.com/2947871-74b987dea0493a3565b004d5447e91d5/thumbnail_2991000.jpg","/articles/6080338/California/Planning-Commission-recommends-adoption-of-2021-local-hazard-mitigation-annex-into-safety-element-to-pursue-state-disaster-share-benefits","https://secure.pipeline.soar.com/6080338-b1e9b0e12abbb4a4d28555b3cae37109/orig.mp4?Expires=1770707561&Signature=F8~nCy1wduu3oV95oxWGi9c5z8gXqqv3lbkU7MBNs4K3OmlONGXERC8aMOx1O0rzMSIIcnwURTRmNQH-T1BkWK8o4Dnv1E7gSrQ0C8LxxKIbZWvErI1RZrwMfW62FphNv7wN3MKLB4WqZazYGZJgEtvd3q-FGPeukyUZiygP5Asow~eFQsLPFlhhhYSCgbh3njOW5UD3vwISn133TpG2udTrg9emT0qJmoPqkvtiLzH7KnSRC5fSSnCvaafGN9Rxd6qGwvLGyWIVlT6VilViEjuWpVUd1gx~0XNI-d-2ohLiHdIaRPKWzDf5oOKuaVTuFomDG99IG0EJPlxiHHtNiQ__&Key-Pair-Id=KUT5TJCACFTXG","Director Bridget Leko presented a proposal on April 8 for the Planning Commission to recommend that the City Council amend the general plan safety element to adopt by reference the City of Half Moon Bay annex to the 2021 San Mateo County Multi-Jurisdictional Local Hazard Mitigation Plan (LHMP).

Leko said the 2021 MJLHMP Annex for Half Moon Bay was prepared with county vulnerability and risk analysis and that the city council previously adopted the annex on Nov. 15, 2021. She said adopting the LHMP into the safety element by reference is an optional step that could make the city eligible for the state to assume the roughly 6.25% local cost share of federal disaster assistance—an allocation change stemming from AB 2140 and related state actions. Leko described the amendment language that would appear in the safety element and said the city will repeat the process when the plan is updated in 2026 and again when the safety element is fully updated (planned for December 2025).

Commissioners asked clarifying questions about the content and currency of the annex and whether the document contains outdated material and maps. Commissioner Gossett asked why the commission should recommend adoption if some annex text or maps seem outdated; staff responded that the city previously adopted its annex and that the annex is the city’s mitigation measures and the county-provided vulnerability analysis provides context. Leko pointed commissioners to the Half Moon Bay annex section (staff noted it begins on page 355 of the county document) and reiterated that the proposed action is to link the already-adopted annex to the safety element by reference.

Commissioners also asked whether adopting the annex guarantees the state will assume the local share; staff answered that adoption does not guarantee state action but is a required step under AB 2140 to be eligible. After questions, the commission voted to adopt a resolution recommending the City Council amend the general plan safety element to incorporate the 2021 LHMP annex by reference; the motion passed unanimously.","The commission recommended the City Council incorporate the City's 2021 Local Hazard Mitigation Plan annex into the general plan safety element, a step staff said is eligible for state reimbursement under AB 2140 and reduces local cost-share for FEMA disaster assistance.",{"_33":89,"_35":36,"_37":38,"_39":90,"_41":91,"_43":92,"_45":93,"_47":94,"_49":95,"_51":96,"_53":97,"_55":56,"_57":58,"_59":98,"_61":62,"_63":64,"_65":99,"_67":68,"_69":70,"_71":72,"_73":74,"_75":74},6080342,"Planning Commission approves change of use at 334 Parissima Street; owner to open locksmith and storage tenants",1342,1577000,2919000,"/Search/View?dp=1&key=2947871-74b987dea0493a3565b004d5447e91d5&start=1577&end=2919","https://assets.pipeline.soar.com/2947871-74b987dea0493a3565b004d5447e91d5/thumbnail_1577000.jpg","/articles/6080342/California/Planning-Commission-approves-change-of-use-at-334-Parissima-Street-owner-to-open-locksmith-and-storage-tenants","https://secure.pipeline.soar.com/6080342-73344f3cb30c026ef5d6e13363f8baca/orig.mp4?Expires=1770707561&Signature=DqUlS57c8cjFrMwejKItEhoQWRan98ocaK4c~N9nnFExTawPzzblP0oZd09HvzjJSLimRulJZwBt3GbFsY9eKsDCyfAR8GH9dRVdYWZ3tIrd61dTmTYLnArKx8pMZ53X24lV55Qz~46BOnCKtdUPh9Jo6cdwPdCj5tNrV13TdBNOw5xTNR08llrNYjI0mTSgqBOBOBsBWPTvxQEq5fbvFn7eI6nNALbY6BR7HcXSJjrCrq5ejkjCTI8ikTvAXii5e9Rx00WeaeBl7KMqlQd-pryL4QuBZq8-ePSQ2Ap6Fb-p~y-HW6UYA~qImKbI8Y1EaSSYIDx9xWZv7qKCAf6LUQ__&Key-Pair-Id=KUT5TJCACFTXG","The Half Moon Bay Planning Commission unanimously approved a Coastal Development Permit, Architectural Review and a Use Permit on April 8 to convert the former auto-body building at 334 Parissima (also referred to during staff remarks as 334 Christmas Street) into two tenant spaces: a locksmith in the south unit and industrial storage/home base for a construction contractor in the north unit.

Scott Phillips, planning staff, told commissioners the project proposes a demising wall to divide the building, façade refresh with new windows and doors, replacement of the mansard roofing with standing-seam metal, an added landscape strip and bicycle rack, interior ADA upgrades (van-accessible parking and accessible restrooms), and moving outdoor dumpsters inside tenant spaces. Phillips said the project triggers a Coastal Development Permit because the change of use and additional tenant space constitute development in the coastal zone.

Phillips said the building originally received a 1980 permit for an auto‑body repair use and a 1995 addition that included a spray paint booth; a prior planning-commission condition required a return to the commission for any change of use for the addition. Under current zoning the proposed use is conditional and requires a use permit. The staff report recommended approval, noted CEQA categorically exempts changes of use, and recommended eliminating an extraneous hours-of-operation condition (A7) because the uses involve no customer interface or noisy activities.

Bill Maher, the project architect, confirmed the design and the ADA improvements and said the owner, Gino Cioppi, will occupy the southern tenant as a locksmith. Commissioners voiced support: Chair Reddick said he was “very supportive of the concept of industrial storage in Half Moon Bay,” and Commissioner Rems praised the investment and neighborhood upgrade. Commissioner Hernandez recommended enhancing landscaping and confirmed staff answered his questions.

Vice Chair Gorn moved to approve the Coastal Development Permit, Architectural Review and Use Permit and to remove condition A7 per staff recommendation; the motion was seconded and carried unanimously. The staff report noted a minor typographical correction (imperious→impervious) to be fixed in the final resolution.

Key project details cited by staff: 4 off‑street parking spaces (minimum required), two additional service-vehicle spaces inside the building, existing building height remains well under the 36‑foot maximum, and the project is designed to reduce paint-booth impacts that previously concerned neighbors. The architect and owner were present at the hearing and no public comments were received.","The Planning Commission unanimously approved a coastal development permit, architectural review and use permit to convert an auto-body building at 334 Parissima Street into two tenant spaces for a locksmith and industrial storage.",{"_33":101,"_35":36,"_37":38,"_39":102,"_41":103,"_43":104,"_45":105,"_47":106,"_49":107,"_51":108,"_53":109,"_55":56,"_57":58,"_59":110,"_61":62,"_63":64,"_65":111,"_67":68,"_69":70,"_71":72,"_73":74,"_75":74},6080347,"City attorney briefs Planning Commission on how to write findings for coastal development permits",932,236000,1168000,"/Search/View?dp=1&key=2947871-74b987dea0493a3565b004d5447e91d5&start=236&end=1168","https://assets.pipeline.soar.com/2947871-74b987dea0493a3565b004d5447e91d5/thumbnail_236000.jpg","/articles/6080347/California/City-attorney-briefs-Planning-Commission-on-how-to-write-findings-for-coastal-development-permits","https://secure.pipeline.soar.com/6080347-8db514834ccf66f973450cb572ebcefe/orig.mp4?Expires=1770707561&Signature=bEYUU6nSYT~Q-UK8or6mU6Tj5VytPGCFIqXT-LUTmoEcsyxNcVyvqNXyCnC60fHMkDMYDA-ydivqhMzW7cwrFCz1yjCBaKmumbxsZxVkKf5dtlBZT9dBWFkFdUhovWsoKg6qWQOEgWfmGcUh76m3HnMimX6VpQiG7eWv3SRLt8s3EgjLL9M1Qgky5U87g12v9X5FxaFebcbd28LeoY5U7vykXRKNHeLrXcko6a4Ufx60ok70xZJFGdUnwjZh8GtUFuwQxwG9QP7Oj1CwX0hiP9wsZI8FdB5k1PlHFPizIGNWj3AMTgGV97CXHUVuynW7xmw58FHeQMfqAowCA8vKBA__&Key-Pair-Id=KUT5TJCACFTXG","Marlene Dalinger, deputy city attorney for the City of Half Moon Bay, told the Planning Commission on April 8 that coastal development permits require written findings tying the commission’s conclusions to evidence in the record.

Dalinger said the city’s municipal code (chapter 18.2) requires a set of six categories of findings for a coastal development permit and emphasized that findings must “expose the agency’s mode of analysis and bridge the analytic gap between the evidence presented and the agency’s ultimate decision.” She explained that findings demonstrate how the commission applied staff reports, public testimony and other record evidence to reach its decision.

The presentation reviewed the difference between discretionary and ministerial approvals, noting that coastal development permits are discretionary because they require judgment about whether a project meets policies that often use subjective language. Dalinger showed examples of objective LCP (Local Coastal Program) policies—such as requirements for municipal water and sewer—and contrasted them with subjective policies that call for compatibility with downtown heritage, scale and visual resources. She cited court guidance that when policies are subjective the decisionmaking body has broad discretion and must weigh competing evidence and interests.

Dalinger also discussed the scope and limits of conditions of approval. She said the approving authority may apply conditions “as necessary to ensure conformance with and implementation of the local coastal program” and that commissioners should be prepared to explain how any added condition is tethered to a particular LCP policy. Commissioners asked whether precedent and past decisions bind the commission; Dalinger replied that precedent is a helpful consideration but not strictly binding if city priorities or state law change.

Commissioners asked practical questions about substantial conformance tests and whether applicants can negotiate conditions. Dalinger said where LCP language is objective there is less discretion, but where language is subjective the commission exercises broader judgment. For negotiation she said staff typically works with applicants to bring projects into conformance and that new special conditions sometimes result from unsuccessful negotiations or from sequencing needs (for example, an action that must occur after building permits are issued).

The session closed with direction that commissioners should look for the draft findings and recommended conditions in staff exhibits attached to CDP resolutions and be ready at hearings to explain how evidence supports each required finding.","Deputy City Attorney Marlene Dalinger led a study session explaining the legal standards and evidence requirements for findings the Planning Commission must make when approving coastal development permits.","actionData","errors"]

Article not found

Commission finds conveyance of 21 Wavecrest parcels to Coastside Land Trust consistent with general plan

Planning Commission recommends adoption of 2021 local hazard mitigation annex into safety element to pursue state disaster-share benefits

Planning Commission approves change of use at 334 Parissima Street; owner to open locksmith and storage tenants

City attorney briefs Planning Commission on how to write findings for coastal development permits