Half Moon Bay council directs staff to submit revised housing element to state amid dispute over church site

The Half Moon Bay City Council on March 18 voted 4-1 to direct staff to submit a revised draft of the city’s 2023–2031 housing element to the California Department of Housing and Community Development (HCD).

The action, approved over one dissent, moves the city closer to securing a certified housing element—a requirement for some state grants and a foundation for local housing production—even though HCD and the California Coastal Commission have a pending matter related to Measure D, the city’s dwelling-unit allocation system.

The housing element is the portion of the general plan that sets housing goals and identifies sites suitable for development during the planning period. Housing Programs Manager Mike Noche told the council the draft before them reflected HCD’s requested edits from a November 2024 letter and that submitting the revised draft will put HCD back on a 60‑day review clock.

Why it matters: a certified housing element can be required for or improve competitiveness for state grant programs and is central to the city’s ability to plan and incentivize new affordable and workforce housing. Council members repeatedly noted the technical scrutiny HCD is applying to the current cycle and the risk that additional rounds of revision could delay certification.

During public comment, clergy and parishioners from Our Lady of the Pillar urged removal of their property from the city’s list of “opportunity sites,” saying the church intends to expand educational uses rather than sell or redevelop the site. Father Jose Corral said, “We are asking the city of Half Moon Bay to remove the private property listed as Site 3 from the housing element.” Several other speakers, including parishioners and an attorney’s letter submitted to the record, argued the property owner has consistently rejected inclusion for housing.

In response, outside planning consultant Jeff Bradley, who worked on the housing element, described the sites inventory as the “core of the housing element” and said inclusion on the opportunity sites list does not change a landowner’s existing rights. Bradley noted that the listing is meant to show where housing could be feasible—not to obligate owners to develop for housing.

Council discussion focused on process risk and statutory obligations. Noche told the council that HCD’s November letter asked for a number of technical edits—monitoring RHNA progress, changes tied to recent state law on ADUs and multifamily parking, and an additional site to meet HCD’s minimum site count. He also said the city has not yet received the third, referenced letter about Measure D and the Coastal Commission; staff recommended moving forward with submission while HCD’s pending guidance is awaited.

The final vote: Johnson — yes; Nagenghast — no; Penrose — yes; Vice Mayor Redick — yes; Mayor Brownstone — yes. The motion carried. The council’s resolution directs staff to submit the current revised draft to HCD and to continue coordinating with the Coastal Commission, while preserving language in the element noting that owners of listed opportunity sites are not obligated to pursue housing.

What’s next: staff said the city aims to finalize the Mitigated Negative Declaration (environmental review) in the coming weeks and will continue outreach. HCD’s further responses, and any Coastal Commission input on Measure D, could prompt additional revisions later in the process.