MINUTES
CITY OF HALF MOON BAY
CITY COUNCIL, PLANNING COMMISSION AND
ARCHITECTURAL ADVISORY COMMITTEE
SPECIAL JOINT MEETING
MONDAY, DECEMBER 16, 2024
TED ADCOCK COMMUNITY CENTER, 535 KELLY AVENUE
ROLL CALL / PLEDGE OF ALLEGIANCE
The meeting was called to order at 7:45 p.m. by Councilmember Brownstone, who welcomed the City Council, Planning Commissioners and members of the Architectural Advisory Committee to the special joint meeting.
Roll call was taken with the following present, constituting a quorum for the three bodies:
City Councilmembers present:
Robert Brownstone, Mayor
Debbie Ruddock, Vice Mayor
Patric Jonsson, Councilmember
Paul Nagengast, Councilmember
Deborah Penrose, Councilmember
Planning Commissioners present:
Margaret Gossett, Chair
Hazel Joanes, Vice Chair
David Gorn, Commissioner
Rick Hernandez, Commissioner
Steve Ruddock, Commissioner
Architectural Advisory Committee
Chad Hooker, Committee Member
Linda Poncini, Committee Member
Absent: Steve Kikuchi, Committee Member
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City Council/ Planning/ Architectural Advisory
Committee/Commission Minutes
1. SPECIAL WORK SESSION: CITY COUNCIL / PLANNING COMMISSION / ARCHITECTURAL
ADVISORY COMMITTEE
2. 1.A. JOINT MEETING TO DISCUSS STATE HOUSING LEGISLATION AND CONSIDER ADOPTION OF
INTERIM OBJECTIVE DESIGN STANDARDS FOR MULTI-FAMILY DEVELOPMENT City Manager Chidester introduced the session, explaining that while objective design standards (ODS) had been in development for some time, the City Council had recently indicated urgency to have something in place before year-end due to new state legislation taking effect January 1, 2025.
He noted that the draft standards in the council packet were intended as a starting point for discussion.
State Housing Legislation Presentation
Mike Noce, Housing Programs Manager, provided background on state housing laws:
• Over 300 new housing laws have been passed in California since 2017 • Half Moon Bay's Regional Housing Needs Allocation (RHNA) for cycle 6 is 480 units • SB 35 (2017) requires ministerial approval for projects meeting certain criteria, but Half Moon Bay was previously exempt as it is entirely within the coastal zone • SB 423 extends SB 35 provisions through 2036 and will apply to the coastal zone beginning January 1, 2025
• Density Bonus Law allows developers to exceed zoning density limits when including affordable units
• 100% affordable projects can receive an 80% density bonus or unlimited density (super density bonus) with an additional 33 feet/3 stories in height if near a major transit stop • Objective design standards cannot be used to down-zone properties Mr. Noce presented a map showing sites in Half Moon Bay where SB 423 would apply and highlighted three specific properties:
• 940 Main Street - Mid-Pen Housing has submitted a Measure D application for 52 affordable units in a 3-story building
• 498 Kelly Avenue (CUSD property) - A preliminary application for 60 units has been received; proposed at 4 stories
• 740 Purissima Street - No application yet, but the property is for sale and is included in the Housing Element as an opportunity site
Mr. Noce noted that the continual theme from the state legislature is diminishing local control, which appears to be purposeful.
During discussion of the presentation, Planning Commissioners raised questions about:
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• The potential impact on Measure D allocations if a developer later decided to pursue a super density bonus
• Whether SB 35/423 would apply to sites with existing rental housing • The definition of "major transit stop" and changes to that definition coming January 1, 2025 Vice Mayor Ruddock expressed concern about how "major transit stop" has been interpreted, noting that the state had specifically struck out language about on-demand transit service in recent legislation. She advocated for the city to explicitly state it will not use on-demand transit to qualify projects for super density bonus.
City Attorney Engberg suggested language could be added to the resolution to direct staff to apply existing state statute regarding major transit stops.
Objective Design Standards Presentation
Planner Wilson introduced the interim objective design standards, explaining they would be temporary while staff continued to work on final standards in 2025. She outlined the process that had been undertaken since August 2024, including a study session with Planning Commission and AAC in November.
Dana Ayers from MIG Consultants presented the draft interim standards, highlighting:
• The standards were based on observations of Half Moon Bay's existing architecture, which includes a variety of styles and features
• The city's existing development regulations (setbacks, lot coverage, etc.) would remain in place, with ODS supplementing them
• The standards were developed using input from site visits, meetings with a subcommittee, and public feedback
• A two-tiered approach was adopted: one set of standards for small lot development (2-4 units) based on existing single-family design guidelines, and another for larger developments (5+ units)
The presentation covered the eight sections of the ODS:
• Site Layout and Building Orientation - Prioritizing entrances facing public streets • Massing and Articulation - Providing a menu of options including balconies, material changes, plane breaks, etc.
• Building Materials and Colors - Requiring a variety of materials and at least two colors • Entrances, Windows, Doors - Including standards for framing, projections, and privacy • Roof Treatments - Limiting buildings to three roof forms and addressing flat roofs • Off-Street Parking and Garages - Deemphasizing garages and reducing parking in front setbacks
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• Landscaping - Prioritizing native plants and requiring street trees • Other Site and Building Features - Standards for screening utilities, mailboxes, etc.
Throughout the presentation, committee members provided feedback and suggested revisions:
• Remove the requirement that upper floors be limited to 80% of the first floor's footprint • Remove redundant language regarding windows and openings • Remove vinyl fencing as an allowable material
• Add membrane roofing as an allowable material
• Limit stucco to 60% of exterior walls on large lot developments • Replace specific language about pedestrian access with reference to Title 24 standards • Add requirement for decomposed granite in tree wells and root barriers Planning Commissioner Hernandez suggested adding standards for units accommodating elderly and physically impaired residents. After discussion, it was agreed this would be addressed in future phases of the ODS.
The following individuals addressed the council:
• Dan Haggarty
After the comprehensive review of the document, staff compiled a list of all requested modifications.
City Attorney Engberg drafted language for the Resolution addressing the major transit stop issue:
"Whereas AB 2553, which is effective January 1, 2025, modifies the definition of 'major transit stop' as including the intersection of two or more major bus routes with a frequency of service interval of 20 minutes or less during peak commute periods, and does not include on-demand transit to achieve that frequency of service.
Now, Therefore Be it Further Resolved that consistent with applicable state statutory definitions, the city will not use on-demand transit to qualify a location as a 'major transit stop' unless directed otherwise by state law."
Mayor Brownstone moved to adopt the Resolution as amended by staff. The motion was seconded by a Councilmember Nagengast. The motion passed unanimously by voice vote.
ADJOURN SPECIAL MEETING
The meeting was adjourned at 10:50 p.m.
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________________________________ ____________________________________ Maggie Rodreguiz, Asst. City Clerk Robert Brownstone, Mayor