Public Meetings - Half Moon Bay, California

The Planning Commission held a study session at the Ted Adcock Community Center to review draft code amendments for Measure D, the city's voter-approved residential dwelling unit allocation system. The session included a presentation by Associate Planner Ruby Zalduondo, an interactive scoring criteria activity, public testimony, and extensive commissioner deliberation. The meeting also covered routine approvals, a director's report, and commissioner communications. Consent Calendar - Approval of Minutes: The commission unanimously approved the minutes from the October 13, 2026 meeting. Public Comments & Testimony - Non-Agenda Public Forum: No members of the public spoke on non-agenda items. - Public Comment on Measure D: Mike Fierra, a resident, expressed strong opposition to carryover/rollover of Measure D allocations, stating that Measure A (the precursor to Measure D) did not allow carryovers and that the concept was rejected by voters in 1991. He argued that adding carryovers undermines the intent of Measure D and questioned the legal justification. He also noted that ADUs and JADUs still create infrastructure impacts (water, sewer, traffic) and should not be treated as zero-impact. Discussion Items - Measure D Code Amendments: Staff presented two categories of amendments: (1) amendments to conform with the city's 6th Cycle Housing Element (ADU fractional allocation of 0.5, JADU exemption from Measure D, and a mechanism for reassigning unused/expired allocations); and (2) amendments to improve administration, including clarifying language, removing duplicative provisions, and simplifying the application scoring process. - Interactive Activity: Commissioners participated in a three-board exercise to identify criteria to remove, potential new criteria, and priority topics such as infill development, walkability, affordable housing, traffic mitigation, and infrastructure burden. - Commissioner Deliberations: Commissioners discussed several key issues: - Rollovers/Carryovers: Deep division emerged. Chair Gorn, Vice Chair Hernandez, and Commissioner DelNegro expressed concerns that rollovers could lead to growth spikes and undermine the orderly growth management intent of Measure D. Commissioner Ruddock was more open to limited rollovers but stressed the need for simplicity and clear limits. The commission generally favored a single rollover within a two-year window and opposed banking allocations. - Scoring Criteria: Commissioners suggested removing criteria that all projects satisfy (e.g., passive cooling, 32-inch clear passage) and adding criteria for safety (multiple egress points), wildfire hardening, work-live benefits (local preference), multi-generational housing, and rental use. They emphasized prioritizing infill housing downtown over large projects outside the core. - Large Projects: Concern was raised that large affordable housing projects with 20% BMR could consume most Measure D allocations, crowding out individual homeowners. Commissioners supported weighting criteria to favor small infill projects and requiring walkability plans for developments with more than three units. - JADUs: Some commissioners worried that exempting JADUs entirely from Measure D might be inconsistent with the Coastal Commission's population-based approach; they suggested a fractional allocation could be more defensible. - Staff Time: Staff noted they spent 138 hours (about 17 working days) on Measure D administration in the past year, underscoring the need for simplification. Key Outcomes - Direction to Staff: The commission provided the following guidance: - Support for the 0.5 allocation value for ADUs and exemption for JADUs, though some commissioners urged caution on the JADU exemption. - On rollovers, the commission was split but leaned against expanding the practice; staff will present both limited and no-rollover options to the Coastal Commission for informal feedback. - Scoring criteria should be simplified, with criteria that all projects meet removed, and new criteria added for safety, wildfire resilience, work-live integration, and rental/multi-generational use. - Weighting should prioritize infill development, walkability, affordable housing, and traffic mitigation; the commission stressed that BMR bonuses should not overwhelm allocations for individual homeowners. - Large projects should be required to phase affordable units early and include walkability plans; development phasing agreements should include teeth to ensure compliance. - Next Steps: Staff will incorporate the commission's input into revised draft amendments, send them to the California Coastal Commission for a six-week informal review, and then return to the Planning Commission for a formal recommendation before proceeding to City Council. The 2027 allocation cycle will not be affected. Director's Report - Community Development Director Leslie Lacko reported on the following: - A tree permit was issued for the removal of five dying Monterey pines at 2400 Cabrillo Highway, to be replaced with Monterey cypress. - Staff is preparing a safety element update recommendation for City Council's November 17 meeting, incorporating the commission's preferences for a five-year update cycle aligning with the local hazard mitigation plan. - The city's emergency preparedness campaign for October included weekly themes: general preparedness, flood risk awareness (king tides), building emergency kits, and staying connected (emergency alerts). In November, the focus will shift to Public Works storm readiness. - A $500,000+ grant application for a downtown parking study (including stakeholder outreach, parking structure feasibility, and wayfinding) was approved by City Council on October 20 and will be submitted shortly. Commissioner Communications - Commissioner DelNegro announced he would attend a planning commission training on housing laws in Burlingame on October 28. - Commissioner Ruddock reminded the public to drive slowly on Halloween. - Chair Gorn reported that the Pumpkin Festival had good weather, most vendors used AT&T for payment processing and were satisfied, and many vendors sold out by Sunday afternoon. - Vice Chair Hernandez noted the Boy Scouts will start a food drive next week. - Commissioner Rems (absent) was noted. - Chair Gorn mentioned seasonal fire pits and volleyball courts will close around the second week of November due to king tides. - Commissioner DelNegro shared he recently joined the Agricultural Advisory Committee and is gaining insights into the farming community.

The Half Moon Bay City Council held a regular meeting on Tuesday, October 20, 2026, at the Ted Adcock Community Center. The meeting included a proclamation, public forum, consent calendar, and several major discussion items including an additional budget allocation for the Main Street Bridge rehabilitation, a professional services agreement for Pilarcitos Creek floodplain modeling, and a report on the city's draft Artificial Intelligence Policy. All council members were present except Vice Mayor Penrose. The meeting adjourned after approximately three hours. Proclamation and Presentations - The council recognized October 18–24, 2026 as United Against Hate Week. Pastor Lisa Carey accepted the proclamation, emphasizing that actions must match words and that the community must commit to dignity even in disagreement. - Connie Santilli from the Midcoast Community Council (MCC) provided an update: SAMTrans extended its rideshare program to Moss Beach and Montara with service until 7 p.m. seven days a week, and a $200 Go Card is available for eligible residents. The MCC also discussed Highway 1 improvement options (roundabouts vs. traffic lights) and a bicycle/pedestrian path along Carlos Avenue. The MCC will consider a letter supporting senior housing at Cypress Point. Consent Calendar - The council approved items 9A through 9E unanimously: waiving reading of ordinances, approving minutes of October 6 special and regular meetings, accepting September 2026 warrants, and a resolution supporting a grant application for the Downtown Parking Management and Wayfinding Project (requesting $500,000 from the San Mateo County Transportation Authority with a $56,000 local match). - Item 9F (Final Acceptance of Wavecrest Road Water Line Project) was pulled for discussion and later approved separately. Public Comments & Testimony - Joaquin Jimenez expressed concerns about corruption, nepotism, and racism in local government, alleging special favors and saying the mayor’s name was mentioned in community posts. - Harvey Rabach noted that a petition to overturn the city’s housing element zoning change failed to collect enough signatures, and encouraged unity after the election. - Jesus Martinez Villa criticized city leadership for failing the community, citing inequality, homelessness, and high housing costs. - Tim West Jr. raised safety concerns about containers and unregistered vehicles in the Princeton area, suggested better fire inspection enforcement, and noted that many properties have not been inspected for decades. - Heather described personal experiences with police harassment and obstruction while trying to improve her life, and asked for fair treatment. - Ben Johnson (speaking remotely) criticized Mayor Debbie Ruddock for past actions including the SAM lawsuit costing over $2 million, gerrymandering, opposing sanctuary city and Black Lives Matter mural efforts, and allegedly representing farm interests over residents. - Evelyn D'Souza (during AI Policy item) recommended several improvements to the draft AI policy, including resident protections, public inventory of AI tools, independent monitoring, bias and accuracy oversight, and a redline of changes from the template. Discussion Items 9F – Wavecrest Road Water Line Project Final Acceptance Public Works Director Dale Eita presented a new “project closeout report” including lessons learned, marking the first time the city has conducted such a self-assessment. Councilmember Nagengast and Jonsson praised the transparency and requested similar post-mortems for future projects. The council approved the resolution unanimously. 11A – Main Street Bridge Rehabilitation Project Additional Budget Allocation and Change Order Dale Eita and Todd Seely presented findings of concealed structural deterioration on the western pedestrian walkway (built in 1940). Key issues included rotted joists, corroded sill plates, and a steel gusset plate with 50–60% section loss. The existing supports cannot meet current building code (90 psf). Staff requested a $275,000 budget transfer (from Wavecrest Water Line Project) and authorization for Change Order No. 3 up to $250,000 with Farallon Company. Work includes replacing steel supports, joists, sill plates, and concrete sidewalk repairs, plus removing an abandoned water main. Estimated 8 weeks to complete. Council approved the resolution with added findings that the work was unforeseeable and integral to the original contract. Vote: 4-0. 11B – Pilarcitos Creek Floodplain Modeling Professional Services Agreement Staff recommended a $47,975 agreement with BKF Engineers to model floodplain as part of the Stormwater Master Plan Update, focusing on three areas: downtown reach from confluence to Church Street, Oak Avenue, and an expansion of previous modeling at Stone Pine Cove. During discussion, public speaker James Benjamin cautioned about BKF’s past performance on some projects (Beechwood, St. John’s subdivision). Councilmember Brownstone suggested adding analysis of the Menitas property (southeast corner of Hwy 1 and 92) for potential flood storage and trail connections. The motion was amended to increase the contract amount to $65,000 and include that property. Council also noted potential coordination with the Army Corps SAM plant study and with the Resource Conservation District (RCD). Approved 4-0. 11C – Draft Artificial Intelligence (AI) Policy Interim Administrative Services Director Ken Styles and IT expert Brian Lopez presented the draft policy, developed over nearly a year using the GovAI coalition template. Key features: AI systems are internally hosted, heavily siloed, and do not make decisions; all interactions are logged; access is restricted; cybersecurity audits are performed twice a year. The AI subcommittee has been testing tools for public records requests, plan review, and cybersecurity monitoring. Public speaker Evelyn D’Souza recommended adding: resident protections for high-impact use cases, a public AI tool inventory, periodic council reporting, separation of monitoring duties, bias/accuracy monitoring, staff training, and a redline of changes from the template. Council supported incorporating her suggestions and requested a revised policy return in 60–90 days. Council also asked for a tutorial/training for themselves, regular progress reports, and outreach to community experts. No formal vote taken; staff directed to return with updated policy. Key Outcomes - Consent Calendar (9A–9E): Approved unanimously without discussion. - 9F – Wavecrest Road Water Line Project Final Acceptance: Resolution adopted (4-0); noticed of completion, bond release, and retention release authorized. - 11A – Main Street Bridge Rehabilitation: Resolution adopted (4-0) authorizing $275,000 transfer and $250,000 change order with Farallon Company. - 11B – Pilarcitos Creek Floodplain Modeling: Resolution adopted (4-0) authorizing PSA with BKF Engineers for up to $65,000, including analysis of Menitas property. - 11C – AI Policy: No formal vote; staff to revise policy and return in 60–90 days with recommended changes. - Future Agenda Items: Council directed staff to schedule discussions on a trail extension from Menitas property to Carter Park, parking structure feasibility (to be informed by pending grant), and renewal of PCTV contract. - Council Reports: Mayor Ruddock reported on a SAM special meeting regarding the Army Corps of Engineers project to protect the SAM plant from flooding; a local match may be required.

The Half Moon Bay Planning Commission held a regular hybrid meeting on October 13, 2026. The meeting included the approval of previous minutes, a public hearing on a disputed Coastal Development Permit (CDP) for a residential project at 1573 MIZZEN LANE, a public hearing and unanimous recommendation for the Safety Element of the General Plan, and a Director's Report on recent permits and SB 330 housing applications. Consent Calendar - The minutes from the August 25, 2026, meeting were approved unanimously. Public Comments & Testimony (Item 1.A: 1573 MIZZEN LANE) - Noemi Ramirez (Applicant/Owner): Requested the project be approved, stating her family has saved for years to build a home in Half Moon Bay. - Jeff St. Charles (Neighbor): Expressed support for the family but warned that many neighbors in the subdivision want their true property lines restored. - Steve Wilson (Representing Branscombe Farms): Argued the 45-year-old fence establishes a prescriptive easement. He cautioned that approving the project based on the new survey could invalidate the General Plan's agricultural priority and create a "can of worms" for the entire neighborhood. - Casey Branscombe (Neighbor/Farm Owner): Stated the project threatens the urban-rural boundary and her horse breeding business. She requested the commission leave the fence in place to preserve commitments made in the 2020 Land Use Plan. - Tim Pond (Applicant/Designer): Rebutted the arguments, characterizing them as "hyperbole" and a "land grab." He argued the property line survey is correct and the impact on the farm is minimal compared to the major impact on his small lot. Discussion Items Item 1.A: 1573 MIZZEN LANE (Coastal Development Permit & Architectural Review) - Project Summary: Proposes a 1,983 sq ft home and 403 sq ft ADU on a 4,039 sq ft lot. - Key Issue: A dispute exists regarding the property line between the applicant and the adjacent Branscombe Farms. Staff presented a stamped survey showing the legal line is roughly 2.5 feet north of the existing fence. - Commissioner Deliberation: - Commissioner Rems: Expressed strong opposition to the commission intervening in a private civil property dispute. He made a motion to continue the item. - Commissioner Ruddick: Favored approving the project as-is, arguing the commission should rule on the complete application before it. - Commissioner DelNagro: Felt the design was excellent but had significant reservations about the drainage impacts of the retaining wall and the parking/access configuration. He supported the continuance. - Vice Chair Hernandez: Supported the continuance to allow negotiation, emphasizing the importance of the City's agricultural policies. - Outcome: Motion to continue to the November 10, 2026 meeting passed 4-1 (Commissioner Ruddick dissented). Item 1.B: Safety Element Update (General Plan Amendment) - Presentation: Consultant Aaron Fannin presented the finalized draft, highlighting new policies on ember-free zones, a flood monitoring gauge on Pilarcitos Creek, and dam coordination. - Commissioner Deliberation: - Commissioners strongly advocated for more aggressive policies on undergrounding utilities, specifically citing Highway 92 power lines as an evacuation risk. - Commissioners requested the inclusion of language to explore funding mechanisms and participation in insurance rating programs (FERCL, CRS). - Concerns were raised about vegetation management on county lands and ensuring fire policies do not conflict with heat and erosion mitigation. - Outcome: Unanimous vote (5-0) to recommend the City Council adopt the Safety Element and the CEQA Notice of Exemption. Key Outcomes - 1573 MIZZEN LANE: Continued to November 10, 2026. The applicant and neighbor are strongly urged to resolve the property line dispute. - Safety Element: Unanimously recommended for City Council adoption. - SB 330 Housing Applications (Director's Report): Three large housing applications were reported as deemed incomplete: Podesta Property (370 units, 20% affordable), 2281 Cabrillo Hwy (125 units), and Rocket Farms (99 units). Staff noted Half Moon Bay is relatively shielded from blanket builders' remedy due to its Local Coastal Program. - Commissioner Communications: Commissioner DelNagro announced his appointment to the Agricultural Advisory Committee.

The City Council and Planning Commission of Half Moon Bay held a joint study session on September 29, 2026 (note: agenda and transcript indicate the meeting occurred on September 22, 2026, but the assigned date for this summary is September 29, 2026). The primary agenda item was the Implementation Plan (IP) Update, specifically the findings and recommendations from the Analysis and Identification Report. The meeting also included a recognition ceremony for the Architectural Advisory Committee (AAC) and public comments on wildfire risk and code usability. Public Comments & Testimony - Jill Greenberg (Frenchman's Creek resident) – Representing the Frenchman's Creek neighborhood fire committee, she reported that the area was recently reclassified to the highest fire risk, leading to loss of homeowners insurance. She requested the city's support for a Firewise certification, a formal assessment of brush and eucalyptus trees, and action on a secondary egress gate. She noted the city must apply on their behalf for state grant funds. Mayor Ruddock recommended contacting the San Mateo County Resource Conservation District (Kellex Nelson) for additional assistance. - Jimmy Benjamin (former Planning Commissioner, 400 Pelositos Ave) – Expressed concern that the IP must address hazards (flooding, erosion, fire) with specificity to protect the community. He noted that PUDs (e.g., Stoloski) were established with vague standards, leading to unintended outcomes. He cautioned that a de minimis process should be effect‑oriented, not scope‑based, to avoid small changes causing large impacts. - Mike Ferrara (Sierra Club) – Urged caution regarding the term "streamlining," citing SB 131 and SB 423 as examples where environmental protections were weakened. He emphasized that any streamlining must be done with great care to avoid deleterious effects. Recognition of the Architectural Advisory Committee (AAC) - The Council and Planning Commission presented proclamations to outgoing AAC members Chad Hooker, Steve Kakucci, and Linda Poncini for eight years of volunteer service. Commissioners and council members lauded their expertise in improving project designs (e.g., the Culda building, Burger King red top). Commissioner Steve Ruddock initiated the recognition. No public comment was offered. Discussion Items - Implementation Plan Update Presentation – Associate Planner Paul Chytla‑Hinze and consultant Martha Miller (Miller Planning Associates) presented the project, which aims to comprehensively update Titles 17 and 18 of the Municipal Code to align with the 2020 Land Use Plan (LUP), improve usability, and incorporate state law changes. Key focus areas included: code reorganization, clarity of zoning districts, review procedures (e.g., minor use permits, design review thresholds), flexibility for small projects, and equity (LUP Policy 1.5). Staff has conducted eight “roadshows” with 8–10 attendees each and plans additional rounds in February and July 2027. The draft completion target is winter 2027–2028. - Council and Commission Feedback – Extensive comments were provided: - Commissioner Jim Rems – Sought clarification on the Religious Land Use and Institutionalized Persons Act (RLUIPA) and its application to the IP. - Councilmember Paul Nagengast – Emphasized the need for flexibility without subjectivity, and warned that code amendments layered over time create confusion. He appreciated the comprehensive update approach. - Commissioner Christopher DelNagro – Highlighted 10 specific items from the report, including definitions of de minimis, minimum densities (R3 upzoning on Poplar St.), PUD oversight, small lot infill, merged lots, home occupations (work‑live standards), industrial mixed‑use safety, parking requirements (future parking structures), equity/dispersal of affordable housing (AB 686), and glossary definitions keyed to state law. - Commissioner Stephen Ruddock – Praised the transparency and public outreach process; requested a summary report of public input. - Councilmember Robert Brownstone – Recommended creating “roadmaps” or wayfinding guides for permit applicants, using plain language and visual aids. He also suggested pre‑approved ADU plans and clearer up‑front direction from staff to reduce project delays. - Vice Chair Rick Hernandez (remote) – Stressed that the IP should be machine‑readable, AI‑friendly, with clear purpose statements reflecting the LUP hierarchy (agriculture, visitor‑serving, coastal access first; affordable housing secondary). He strongly urged that hazard policies (fire, flooding, erosion) receive greater attention. He disagreed with a blanket opposition to streamlining, noting that infill housing and conforming downtown development should be accelerated. He also called for a staff memo listing all existing objective design standards (e.g., bike/ped master plan, downtown specific plan) to protect the city under new state housing laws. - Councilmember Patric Jonsson – Emphasized fire safety, erosion, and streamlined ADUs. He supported pre‑approved plans and clear examples (with pictures) for definitions like daylight plane. He noted that project timelines are too long and that common‑sense solutions are needed. - Chair David Gorn – Questioned the absence of an agricultural zone on the zoning map (page 40) despite prime soils in the city. He urged that the IP clarify agricultural protections and buffers. He also critiqued the example of flexible setbacks in the report, suggesting it could undermine setback rules. He called for careful language on hazards and recommended mapping prime soils and incorporating stormwater/community garden benefits. - Mayor Debbie Ruddock – Supported comments by Hernandez and DelNagro, and added the need for policies encouraging smaller starter homes (e.g., proportionality rule), underground parking in downtown, and up‑front certainty for applicants. She cautioned that streamlining must not compromise hazard management. Key Outcomes - No formal votes were taken; the session was for discussion and direction only. - Staff and consultants received extensive verbal guidance to incorporate into the preliminary draft regulations, including: improved hazard provisions (fire, flood, erosion), clearer definitions and maps (especially for agriculture and prime soils), development of a minor use permit procedure, enhanced internal consistency with the LUP, and creation of user‑friendly tools (roadmaps, pre‑approved plans, glossary). - The next phase will be the drafting of preliminary regulations, with further study sessions and public hearings anticipated in 2027 before adoption. - Staff will provide a summary report on public outreach to date.

Note: The agenda and transcript indicate the meeting occurred on September 22, 2026, but the provided meeting date is September 29, 2026. This summary uses the latter date as instructed. The Half Moon Bay City Council held a special meeting to hear an appeal by Marriott International, Inc. (operator of the Ritz-Carlton Half Moon Bay) contesting the Tax Administrator's final determination of delinquent Transient Occupancy Taxes (TOT), penalties, and interest totaling $2,129,685. The appeal challenged charges for group cancellation fees, resort fees, miscellaneous fees, all penalties, and additional interest accrued due to a delay in the city’s response. After staff presentations and appellant testimony, the council voted 5-0 to deny the appeal except for waiving $190,872 in additional interest, upholding the original determination of $2,164,112. Public Comments & Testimony - Mathieu Olivier (Marriott Market Vice President) introduced the appeal as a request for fair interpretation of unclear rules, stating the property acted in good faith. - Laura Floyd (Marriott Senior Director) testified that the hotel was deprived of the ability to collect tax due to surprise assessments; that group cancellation fees are not occupancy-related (distinguishing them from guaranteed no-show charges); that the city failed to respond to the appeal within the required 10-day period; and that penalties should be waived absent fraud or negligence. She offered a net payment of $932,000, conceding the food and beverage charge. - Andrew Salthoff (Owner CEO) urged a resolution, offering to pay $850,000 immediately. No other public comments were received. Discussion Items Staff and HDL representatives presented the audit findings covering calendar years 2021–2024, identifying four categories: group cancellation fees ($737,909 TOT due), miscellaneous fees ($69,000), food and beverage packages (conceded by appellant), and resort fees. They argued that the city’s broad definition of “rent” (all receipts without deduction) covers these charges, and that a prior 2015–2017 audit had already flagged resort fees. Staff recommended upholding the full determination except for $190,872 in additional interest accrued during the city’s delayed response (November 2025 to August 2026). Councilmembers questioned whether the ordinance clearly covers cancellation fees and resort fees, noting the broad language intentionally covers various fees. HDL confirmed that 99% of their client jurisdictions use similar broad definitions, and that group cancellation fees are commonly considered taxable. The appellant’s reference to Los Angeles’ Proposition TC was not deemed directly applicable because it was a distinct ordinance change. Key Outcomes - Motion and Vote: Councilmember (unnamed) moved to adopt a resolution denying the appeal and upholding the Tax Administrator’s final determination, with the exception of waiving the $190,872 in additional interest (representing the period of city delay). The motion was seconded and passed unanimously (5-0): Councilmembers Brownstone, Jonsson, Nagengast, Vice Mayor Penrose, and Mayor Ruddick all voted yes. - Directive: Staff were directed to take all actions necessary to collect the amounts due (total $2,164,112, reflecting the original determination), including filing a lien against the property if needed. - Resolution Update: The resolution will be revised to conform to the specific motion and vote.

Note: The agenda and transcript indicate the meeting occurred on September 15, 2026, but per instructions the date of this summary is given as September 21, 2026. The City Council held a regular meeting beginning at 7:00 PM. The meeting included proclamations, public forum, a consent calendar, and several staff reports. The most extensive discussion concerned the Automated License Plate Readers (ALPR) pilot program, with council ultimately directing staff not to continue the program. Other business included approval of health benefits for council members, designation of a voting delegate for the League of California Cities conference, acceptance of the quarterly financial report, and continuance of e‑bike and EV charging items. Consent Calendar - Items 9A–9E were approved unanimously: waiver of reading of ordinances, approval of minutes from September 1, 2026 meetings, acceptance of August 2026 warrants, and a professional services agreement for the Highway 1 North project. - Item 9F (medical, dental, and vision benefits for elected officials) was pulled for separate discussion and later approved on a roll‑call vote of 5‑0 after public comment. Public Comments & Testimony - Joaquin Jimenez expressed concern that the Latino community lacked representation on the council and criticized opposition to the 555 Kelly affordable housing project. - Kevin Schnesinski shared personal experiences of hate‑motivated assaults and requested the city establish a task force to address violent crimes against vulnerable groups. - Harvey Werbeck argued that the referendum against 555 Kelly was driven by economic interests (landlords profiting from substandard housing) and urged support for Measure Q. - Ron Keyes questioned council’s $100,000 allocation for renters displaced by rent control removal, asked about contingency plans if Measure Q fails, and requested traffic mitigation plans for the 555 Kelly project. - Willett Chapman drew parallels between historic housing discrimination and current opposition to 555 Kelly, urging passage of Measure Q. - Sid Young asked about parking enforcement at the Stone Pine Cove farmworker housing, which the city manager explained is county‑owned property. - Nancy Fontana supported the council health benefit, noting the stress of the role, and requested that family coverage be optional. - Ron Keyes (during 9F discussion) warned of negative community perception but acknowledged the benefit’s purpose of expanding the candidate pool. - Tim Riley suggested beautifying the northern entrance to Half Moon Bay with cypress trees. Discussion Items - 9F – Health Benefits for Councilmembers Staff explained the proposal offers benefits similar to staff (up to family Kaiser), aimed at attracting diverse candidates. Public comment included both support and concern about optics. The council voted unanimously to adopt the two resolutions. - 11D – ALPR Pilot Program Update The Sheriff’s Captain, District Attorney, and a Flock representative presented: the program used 16 cameras at 7 locations since summer 2025. They highlighted life‑saving uses (suicidal person, stolen vehicles) and crime reduction (vehicle burglaries fell from 8/year to 1). Privacy safeguards include 30‑day retention, audits, and a prohibition on sharing with ICE. Public comment was heavily critical, citing national misuse, data security, and the vendor’s track record. Council members raised concerns about audits not being received, sharing data with 290 agencies, and general distrust of network surveillance. After discussion, a majority (3 members) opposed continuing the program; the city manager stated staff would wind down the contract and report back on grand jury recommendations. - 11A – League of California Cities Conference Council selected Councilmember Nagengast as voting delegate (with city manager and CD director as alternates) and directed a yes vote on the resolution supporting local land‑use control. Approved unanimously. - 11B – RFP for Revenue Administration Services Authorized staff to release the RFP. Approved unanimously. - 11C – Financial Report for Quarter Ended June 30, 2026 Accepted the report showing reduced deficit and strong reserves. Approved unanimously. - 11G – City Council Priorities Workplan for FY 2026‑28 Council received the workplan and provided feedback; staff will report back on implementation. Key Outcomes - Councilmember Health Benefits: Adopted (5‑0). - ALPR Program: Council directed staff not to continue the program; contract wind‑down to begin, with a response to the grand jury due at the next meeting. - League of Cities Delegate: Designated with a yes vote on the resolution (5‑0). - Revenue Services RFP: Authorized (5‑0). - Financial Report: Accepted (5‑0). - Continuance of Items 11E and 11F: Moved to the October 6, 2026 meeting. - Future Agenda Items: Council added items on a zero‑tolerance policy for hate crimes and exploring roundabouts for Highway 92 and Highway 1.

On September 21, 2026, the City Council of Half Moon Bay, California, held a special meeting at the Ted Adcock Community Center, 535 Kelly Avenue, beginning at 6:00 PM, for the purpose of conducting a closed session under the Brown Act. Note on date discrepancy: the agenda and the spoken transcript both date this meeting September 15, 2026, which conflicts with the September 21, 2026 date used here per the official meeting record. Mayor Debbie Ruddock presided, with Vice Mayor Deborah Penrose and Councilmembers Robert Brownstone, Patric Jonsson, and Paul Nagengast confirmed present by roll call. City Manager Matthew Chidester was in attendance and was the subject of agenda item 4.C. Public Comments & Testimony - No members of the public addressed the council. The mayor checked for in-person and online (Zoom) speakers during the open-session public comment period; there were none. Discussion Items The closed session agenda comprised three items: - 4.A Conference with Legal Counsel – Anticipated Litigation: Significant exposure to litigation pursuant to Government Code Section 54956.9, subdivision (d), paragraph (2) and subdivision (e), paragraph (1) (one potential case). - 4.B Conference with Legal Counsel – Existing Litigation: The People of the State of California et al. v. City of Half Moon Bay, San Mateo County Superior Court, Case No. 26-CIV-05579, pursuant to Government Code Section 54956.9(d)(1). - 4.C Public Employee Performance Evaluation: Performance evaluation of City Manager Matthew Chidester pursuant to Government Code Section 54957. The transcript captures the mayor's announcement of item 4.A before the recording ends; no substantive closed session deliberation appears in the available record. Key Outcomes - The council completed roll call and the open-session opportunity for public comment, then convened into closed session. - No votes, resolutions, or directives were taken in open session. Because the transcript ends as the closed session began, no reportable closed session actions or announcements are available.

No agenda, minutes, or transcript were provided for this meeting. Therefore, no summary can be generated.

The Half Moon Bay City Council met in regular session on Tuesday, September 1, 2026, at 7:00 p.m. at the Ted Adcock Community Center. Mayor Debbie Ruddock presided; Vice Mayor Deborah Penrose was traveling and absent. Councilmembers Brownstone, Jonsson, and Nagengast were present. The transcript renders one councilmember as Johnson, while the agenda lists Councilmember Patric Jonsson. The meeting was held as a hybrid meeting with in-person and Zoom participation. Proclamations and Presentations - Council proclaimed September as Suicide Prevention Month. A speaker from the San Mateo County Suicide Prevention Committee provided countywide statistics: 65 people died by suicide in San Mateo County in 2025, and 988 received 9,212 calls, 1,073 chats, and 1,735 text messages. The speaker described the 2026 theme, the weight we carry, and urged residents to know the warning signs and share 988 as a resource. - Council recognized Samuel Ramos Palomino for his role in safely containing a bull on Highway 35 on August 18, 2026, and for his 35 years at Seahorse Ranch. Joaquin Jimenez presented Samuel with a lasso, described him as a skilled vaquero, and noted he responded in sandals. Another community member added that Samuel carried out the rescue in pajamas and house shoes. Jimmy Benjamin praised both proclamations as representing the best of the community. Commission and Committee Updates - Parks and Recreation Commission: Two new youth commissioners attended their first meeting; Movies in the Park will show Back to the Future on September 26 and The Princess Bride on October 3, chosen with about 400 community survey responses. - Planning Commission: At its August 25 meeting, the commission approved a 4,004 square foot house with an attached accessory dwelling unit at 2781 Pullman Avenue and made a General Plan consistency determination for property acquisition west of the railroad. Staff also reported that Local Coastal Program implementation plan roadshows are beginning and a joint Planning Commission/City Council study session is scheduled for September 22. City Manager Updates - Staff launched Measure I and Measure Q information webpages ahead of the November election. Measure I relates to the downtown Measure D map, and Measure Q is the referendum related to 555 Kelly. The webpages include background, ballot question summaries, links to documents, and public comments received. - The city launched an online City Council public comment form that forwards submissions to council members and staff. Comments received by 2 p.m. are included in the agenda packet; later comments are added as late correspondence. Council asked staff to cross-link the form from the agendas page and to keep the measure webpages factual and neutral. Public Comments & Testimony - Measure I/Q webpages: Evelyn D'Souza said the Yes on 555 Kelly argument contained misleading statements and asked the council to arrange ethics and factual reporting training. Nancy Fontana requested updated per-unit cost information for 555 Kelly and a simple total of maximum adult residents. Sandy Vella said the Measure Q yes argument was inaccurate and that 555 Kelly would impose taxpayer costs through county taxes, forgone market-rate rent, and increased city services. - Online public comment form: Kurt Bianchi thanked staff for implementing the form he had suggested. Nancy Fontana asked about deadlines to avoid last-minute submissions. Jimmy Benjamin asked that agenda reports be published far enough in advance to give the public adequate time to comment. - Public forum: Jimmy Benjamin raised concerns about Highway One widening and vegetation removal near Casa del Mar, saying it could affect hydrology and sensitive habitats. Joaquin Jimenez reported overwhelmingly positive feedback on Vaquero Days and said downtown vendors he contacted had no complaints. Jay Kling asked about the license plate reader camera pilot; staff said a study session is scheduled for September 15. - Measure D transfers: Sophia Whiting supported the transfers and said that before approval, no single-family residence had been approved in Half Moon Bay so far in 2026; her family's project at 22 Kelly includes an affordable ADU. Amy Miller, a property owner at 59 Guerrero, described plans to build an ADU for her aging parents and asked the council to approve the reallocation. - Community Banner Program: Amber Stowe supported the program and described her involvement as a stakeholder through architectural advisory and planning commission meetings. Consent Calendar - Items 9A through 9G were approved unanimously: waiver of reading; minutes of the August 18 special and regular meetings; conflict of interest code update; amended 2026 council calendar; mayor's updated council assignments; and a professional services agreement with Robert D. Niehaus, Inc. for a sewer rate study in an amount not to exceed $57,180. - Item 9H was pulled by Councilmember Nagengast and considered separately. Discussion Items - 9H Housing Element Rezoning: Councilmember Nagengast explained his no vote, citing unanswered questions about Coastal Commission appeal rights, site selection, whether HCD required specific properties, and the process for removing sites after certification. The council amended Section 6 to replace acknowledgement with certification and adopted the ordinance 4-1, with Councilmember Nagengast voting no. - 2026 Measure D Transfers: Staff reported that the 2026 Measure D growth limit produced 70 total allocations; all 23 outside-downtown allocations were distributed in March, leaving 20 deferred applicants. Downtown received only 4 allocation requests, leaving 20 base allocations available for transfer. Of the 20 deferred applicants, 19 requested transfers: 9 single-family residences with ADUs, 9 ADU-only projects, and 1 single-family-only special case at 32 Jenna Lane with an existing ADU. The council approved transferring 19 downtown base allocations to outside-downtown projects. - Health Benefits for Elected Officials: Staff presented three options: the state statutory minimum of $162 per month, about $10,000 per year; a structure using the $1,055 monthly stipend as the elected official contribution; and the employee-equivalent benefit with the city contributing up to the Kaiser rate, about $182,000 per year. Council directed staff to return on September 15 with a framework using the employee-equivalent option plus dental and vision coverage, subject to CalPERS eligibility rules and the requirement that elected officials cannot receive better benefits than employees. - Sanitary Sewer System Summary and Professional Services Agreement: Staff reported that about 80% of sewer mains have been inspected by CCTV, identified three hydraulic pinch points from the 2025 master plan, and summarized a winter 2025-26 inflow and infiltration study using LiDAR-based monitoring. The study found Arleta Park contributed about half of measured inflow and infiltration. The council approved a professional services agreement with V.W. Housen & Associates for wastewater collection system engineering support in an amount not to exceed $99,217. Council members also discussed storm preparedness, illicit connections, storm drain improvements, and public education. - Community Banner Program: Staff proposed a program covering 42 ornamental street light locations on Main Street, with a $450 application fee per banner cycle, 26 install/removal cycles per year, and a net annual city subsidy of about $3,900. The council discussed banner density and the potential to phase initial installations. Council approved the program, the fee schedule amendment, a partnership with the Half Moon Bay Beautification Committee, and up to $100,000 for initial implementation including hardware and banners. - Carter Park Donor Program: Staff presented an updated Donor and Sponsorship Policy replacing the June 7, 2022 policy. It creates fixed-price plaque locations with recognition terms of 5 to 10 years, in-kind contribution options, a $100,000 naming threshold, and an online giving platform with donor-designated categories for maintenance, enhancements, or programming. Council approved the updated policy. Key Outcomes - Approved the consent calendar items 9A-9G unanimously. - Adopted the Sixth Cycle Housing Element rezoning ordinance 4-1 after amending Section 6 to reference certification by the Coastal Commission. - Approved the transfer of 19 of the remaining downtown base Measure D allocations for use outside downtown, unanimous. - Directed staff to prepare a health benefits framework for elected officials using employee-equivalent medical coverage plus dental and vision, with a September 15 return date. - Approved the V.W. Housen & Associates sewer engineering services agreement not to exceed $99,217, unanimous. - Approved the Community Banner Program, $450 application fee, Beautification Committee agreement, and up to $100,000 implementation authorization, unanimous. - Approved the Carter Park Donor and Sponsorship Policy, unanimous. - The city attorney reported no reportable action from closed session. No future agenda items or council reports were added, and the meeting was adjourned.