SB 35 Briefing Exposes Half Moon Bay's Shrinking Control Over Housing Approvals

The Half Moon Bay Planning Commission got its clearest picture yet of what streamlined state housing law means for this small coastal city. A detailed briefing from the city attorney on SB 35 revealed that qualifying affordable housing projects can now bypass discretionary review entirely, setting the stage for a confrontation over the anticipated Midpen Metzger Street development.

• State housing law strips local discretion: City attorney confirms Half Moon Bay is subject to SB 35 ministerial approvals due to unmet affordable housing goals and pending housing element certification

• Midpen's Metzger Street project looms: The city's first SB 35 application is expected after tribal consultation concludes, with no discretionary review and no CEQA required

• Commissioners press on transit, parking and fire safety: Urgent questions surface about whether a relaxed transit-stop definition could eliminate parking requirements citywide

• Housing advocates and neighbors clash: Bilingual speakers describe overcrowded apartments and plead for construction while opponents cite evacuation risks and parking shortfalls

• Gas station sign package approved 5-0 at the Highway 92 gateway, positioning the property for a potential retail conversion