Half Moon Bay wrestles with growth measure

Measure D, originally passed by voters in 1999 and certified by the Coastal Commission in 2009, requires development certification to be allocated based on the city’s number of individuals per household. The measure imposes a 1% to 1.5% annual population growth limit in Half Moon Bay, Doughty said, noting that it would be a way for the city to retain local decision-making over its ADU zoning.

The City Council directed staff to look into amendments in March and will vote in July on whether to put the proposed amendment to voters this November. If voters say yes to the amendment, it will go to the Coastal Commission for certification.

Currently, state law exempts ADUs from growth management programs, Doughty said. Although Measure D is currently exempt due to Half Moon Bay’s coastal proximity, the amendment would be a way for the city to deal with ongoing friction with the state’s Housing and Community Development Department.

During public comment, some residents took issue with classification of Measure D as “backdoor” population control.

“I take offense to that,” Half Moon Bay resident Paul Nagengast said. “I remember the hard work that went into Measure D. Measure D is not a no-growth ordinance. It was put in place in order to manage growth.”

Commissioners asked Doughty for further analysis on the impact an ADU exemption amendment would have on the coastside community.

“Do we think the majority of existing single-family dwellings in the city would rush to come and get an ADU, and will the city be able to handle that? And how will the city be able to determine whether it’s affordable or not?” Vice Chair Hazel Joanes said.

Commissioner David Gorn asked a similar question and suggested that city staff consider other possible solutions, like modifying the system that ranks proposed developments under Measure D.

“Did you look at what the implications of doing this might be and did you look at any alternatives?” he said.

City staff was tasked with looking at an amendment based on City Council direction, Doughty said, and City Attorney Winter King clarified that a ballot amendment would not change the total number of ADUs allowed in the city, but “timing and control over the timing.”

Additionally, the Planning Commission asked for clarification on how the proposed increase in ADUs would fit into Half Moon Bay’s affordable housing requirements.

Due to the expedited timeline of a proposed ballot amendment, Doughty warned that city staff would not be able to offer the full breadth of analysis requested by the Planning Commission.

“There is no way we will have anywhere near close to the analysis you are asking for,” he said. “With that in mind, I would suggest the alternative language, which is to forward the recommendation that the council not place this on the ballot.”

“I’d rather not do that. I’d rather us do our job,” Joanes responded.