Public Meetings - Half Moon Bay, California

Note: The agenda and transcript indicate the meeting date as April 8, 2025, but the user instructed to use April 10, 2025. Introductory paragraph: The meeting covered a study session on coastal development permit findings, a public hearing for a building improvement project at 334 Purissima Street, adoption of a local hazard mitigation plan into the Safety Element, and a general plan conformance determination for property conveyance to the Coastside Land Trust. All actions were approved unanimously. Study Session: Coastal Development Permit Findings - Deputy City Attorney Marlene Dalinger presented on discretionary versus ministerial approvals, requirements for making findings, and specific findings required for coastal development permit (CDP) approvals, including conformance with the Local Coastal Program. She explained that findings must bridge the analytic gap between evidence and the decision, and that the commission has broad discretion in interpreting subjective policies. Commissioners asked about the role of precedent, substantial conformance, and the ability to modify conditions of approval. Staff clarified that conditions must be tied to implementing LCP policies and be roughly proportional to impacts. Public Hearing: 334 Purissima Street – Coastal Development Permit, Architectural Review, and Use Permit - Project Description: Change of use from auto body repair to industrial storage, creation of two tenant spaces (locksmith business and construction material storage), exterior improvements including new doors, windows, standing seam metal roof, landscaping, ADA upgrades, and closure of a side opening. The project requires a use permit because the proposed use is conditional in the commercial downtown zone. - Staff Recommendation: Approve with findings and conditions, but strike condition A7 (hours of operation) as the businesses have no public interface. - Public Comment: None. - Commission Deliberation: All commissioners expressed strong support, noting the need for light industrial storage in the city, the aesthetic improvements, and the removal of the mansard roof. Vice Chair Gorn made a motion to approve with the strike of condition A7, seconded by Commissioner Rems. The motion passed unanimously (5-0). Adoption of Local Hazard Mitigation Plan into the Safety Element - Staff Presentation: Director Lakeho explained that AB 2140 allows local governments to avoid paying 6.25% of FEMA disaster recovery costs if they adopt their Local Hazard Mitigation Plan (LHMP) into the Safety Element. The City Council adopted the 2021 LHMP in 2021, and this action recommends incorporating it by reference into the 1991 Safety Element. The Safety Element update is underway but not complete. - Discussion: Commissioners questioned the optional nature, the outdated information in the plan (e.g., hazard maps, staff names), and the process. Staff confirmed the plan is already adopted and the action is to comply with state law. A motion to recommend approval passed unanimously. General Plan Conformance Determination for Property Conveyance to Coastside Land Trust - Staff Presentation: The city proposes to convey 21 parcels in the North Wavecrest Planned Development area to the Coastside Land Trust for habitat restoration, wetland protection, and trail improvements. A finding of conformance with the General Plan and Local Coastal Land Use Plan is required. Staff identified relevant LUP policies supporting conservation, public access, and the lot retirement program. - Discussion: Commissioner Hernandez disclosed ex parte communication with the Land Trust COO. Questions addressed deed restrictions, appraisals, and the legal description discrepancy for two parcels. Staff noted the parcels were acquired via tax sale, and the city is donating those serving a public purpose while selling others to recover costs for the mitigation fund. The city is working to correct deed discrepancies. The Wavecrest CDP has already been approved. A motion to adopt the resolution passed unanimously. Key Outcomes - Study Session: No formal action, but educational topic completed. - 334 Purissima Street: Coastal Development Permit, Architectural Review, and Use Permit approved with condition A7 struck. Unanimous vote. - Local Hazard Mitigation Plan: Planning Commission recommended City Council authorize amendment to the Safety Element. Unanimous vote. - Property Conveyance: General Plan conformance finding adopted. Unanimous vote. - Director’s Report: Staff announced a new policy to respond only to public comments submitted by 3:00 PM Monday before meetings; comments after that will be forwarded without responses. Recent permits issued include a second-story addition and an emergency CDP for the coastal trail reroute at Murata Road. Upcoming training on April 29 on transportation topics.

The Half Moon Bay City Council met on Tuesday, April 1, 2025, at 7:00 PM in a hybrid format at the Adcock Community Center. Key actions included approving an amendment to the Exclusive Negotiations Agreement (ENA) for the 555 Kelly Avenue senior affordable housing development, rejecting all bids for the Frenchman's Creek Park Improvements Project and directing staff to pursue a reduced scope using grant funding, and receiving updates on the Residential Rental Registration Program and Telecommute/Alternative Work Schedule policies. Proclamations and Presentations: Coastside Venture Studio Update - Eric Vettel, founder of American Energy Society, provided an update on the Coastside Venture Studio, an incubator-to-accelerator program at the Opportunity Center. He reported that the first year has gone according to plan, highlighting a successful demo day for Flox Robotics (AI-enabled drone technology for wildlife management). The Venture Studio is preparing for cohort two and recruiting startups in ag-tech, water tech, built environment, and local startup ecosystem. Councilmembers expressed enthusiasm and noted the program is already having economic impact. City Manager Updates - Republic Services Update: Catherine Tacolby and Monica DeVinci presented. They announced the annual Earth Day/Recycling Day event on April 26 (9am-12pm, Smithfield) with shredding, e-waste, and compost giveaway. They reported on SB 1383 organics compliance: organics collection from businesses increased from 400 tons in 2022 to 510 tons in 2024. Enforcement is now starting with education. A 2.8% rate adjustment went into effect April 1. Councilmembers asked about household compositing bins and enforcement process. - Non-Profit Day: Irma Acosta announced Non-Profit Day on Saturday, April 5, 11am-2pm at the Adcock Community Center, with approximately 30 nonprofits participating. Councilmember Ruddock noted it is a good lead-in to Coastside Giving Day (May 1). Public Forum - Joaquin Jimenez presented signatures (over 500 collected in 24 hours) from community members supporting the housing element as approved, including development at all identified locations. He urged the council to demonstrate care for the housing-needy community. - Several speakers commented on the 555 Kelly Avenue item (see discussion). - No other items were raised in public forum. Consent Calendar - 1.A: Waive reading of resolutions and ordinances. Approved unanimously. Discussion Items 3.A: 555 Kelly Avenue Affordable Housing – Amendment to Exclusive Negotiations Agreement (ENA) with Mercy Housing - Staff Presentation: Housing Programs Manager Mike Noche explained that the amendment adds a proposed ground lease term of 65 years (with option to extend to 99) and a proposed payment of $1 per year. These terms are necessary for Mercy Housing to apply for state and county funding, particularly the Joe Cerna Junior Farm Worker Housing Grant (deadline April 15). The ENA term remains one year and does not commit the city to the final lease terms. - Public Comment: Many speakers supported the amendment, including: - Shauna Pickett Gordon: Supported the amendment so 555 Kelly can meet requirements for long-term affordable ground lease. - Gloria Stofan (Coastside Faith in Action): Urged approval for senior farm worker dignity. - Mike Ferrero: Expressed surprise about the rushed timeline and raised concerns about liability and referendability. - Ellen Hage (Coastside Faith in Action): Supported the amendment, citing farm workers' need for decent housing. - Joanne Rukoski (Coastside Faith in Action): Supported the amendment as a step toward dignified housing. - Noreen Cooper Heavlin (Coastside Faith in Action): Urged the council to be reliable partners to ensure affordable housing gets built. - Sandy Vella: Opposed the amendment, asking to retain public referendum rights and to negotiate all terms upfront rather than piecemeal. - Rocio Ávila (Just Housing Committee): Expressed the importance of 555 Kelly for senior farm workers and urged approval. - Jennifer Moore: Asked for clarity on tenant selection to ensure units go to local farm workers; also expressed concern about city resources and asked to retain referendum rights. - Vaughn Harrison (Coastside Faith in Action): Supported the amendment. - Bill Hevlin (Coastside Faith in Action): Called the amendment basic stewardship for getting affordable housing funded. - Council Deliberation: Councilmembers questioned the timing (grant deadline April 15, just learned that night) and expressed frustration about being blindsided. The City Attorney confirmed the amendment does not lock the city into final terms or increase liability, and does not affect referendability. Mercy Housing explained the 65-year lease term was required for the grant scoring. Councilmember Nagengast voiced strong objections to the process but supported the project. Vice Mayor Ruddock noted the amendment is administrative and does not lock the city in. Councilmember Penrose emphasized the need for good faith and transparency going forward. - Vote: Motion to adopt the resolution passed 4-1 (Councilmember Nagengast dissenting). 3.C: Award of Construction Contract for Frenchman’s Creek Park Improvements Project (CIP 1013) - Staff Presentation: Public Works staff Jonathan Mu and Maz Bazaruni reported that the lowest bid from Half Moon Bay Grading and Paving was $351,076.49 (with $52,661.47 contingency, total $403,737.96), which was 23.1% above the engineer’s estimate. The total budget requires a $115,843 transfer. Three alternatives were presented: (1) use only the Prop 68 grant of $185,000 for a reduced scope, (2) combine grant with prior allocations, or (3) postpone the project. - Council Deliberation: Councilmembers preferred Alternative 1 to stay within the grant funding and avoid additional city costs. They expressed desire to keep the park improvements but scale back. Councilmember Johnson noted the park is well-liked by neighbors and that ADA accessibility should be prioritized. Councilmember Nagengast suggested future phasing could be done if needed. City Manager confirmed that rejections of all bids would allow rebidding a reduced scope. - Vote: Motion to reject all bids and pursue Alternative 1 (use Prop 68 grant funds for reduced scope) passed unanimously (5-0). 3.D: Telecommute and Alternative Work Schedule Policy Updates - Staff Presentation: Administrative Services Director Lisa Rossi provided an overview of current policies. The city has multiple schedule options: 4/10, 9/80, flex hours, and remote work (primarily for exempt employees). City Hall is closed Fridays. Comparison with 16 other San Mateo County cities showed most are open 8am-5pm with remote work options. - Council Deliberation: Councilmembers discussed customer service concerns, the perception of a “ghost town” on Fridays, and the challenge of managing multiple schedules. Some favored more structure and predictability; others noted the flexibility aids employee retention and well-being. Mayor Brownstone suggested balancing customer service with staff needs. Councilmember Ruddock mentioned receiving complaints about Friday closures. No formal action was taken; the item was referred to the HR subcommittee (Mayor Brownstone and Councilmember Penrose) for further discussion. Key Outcomes - Approved Consent Calendar item 1.A (unanimous). - Approved Amendment to ENA for 555 Kelly Avenue (4-1, Nagengast dissenting). City Manager authorized to execute the amendment with proposed 65-year lease term and $1/year payment. - Rejected all bids for Frenchman’s Creek Park Improvements; directed staff to pursue Alternative 1: use $185,000 in Prop 68 grant funds for a reduced scope (unanimous). - Received update on Telecommute and Alternative Work Schedule Policies; no action taken. Referred to HR subcommittee. - Received updates from Planning Commission (Measure D allocations, Redondo Beach gate closure) and Recreation Commission (new youth commissioner, farm worker memorial concepts).

The Half Moon Bay Planning Commission met on March 26, 2025 (noticed as March 25, 2025; the record timestamp indicates March 26) to address a Coastal Development Permit for the Redondo Beach Road gate, ratify the 2025 Measure D ranks, and receive a CEQA training session. Key actions included approval of the gate permit with additional conditions and a modified Measure D allocation plan. Approval of Minutes - The commission voted 5-0 to approve the March 11, 2025 meeting minutes as amended. Amendments included correcting the housing element acknowledgment vote to 5-0 and noting a discrepancy between city code and Planning Commission bylaws identified during the prior study session. Public Comments & Testimony - No members of the public spoke during the general public comment period for non-agenda items. - Public testimony on the Redondo Beach Road gate and Measure D items is summarized under those agenda headings. Redondo Beach Road Gate (PDP24-052) - Staff presented a city-initiated CDP application to retroactively approve the gate constructed in 1985 and return to nighttime closures (sunset to sunrise, with pedestrian/bicycle access maintained). The gate is located approximately 0.75 miles west of Cabrillo Highway, with a single-family home, Ocean Colony Partners, and Coastside Land Trust properties west of it. Changes include a Knox lock and updated signage. - The California Coastal Commission staff sent a letter stating that the proposed closure failed to meet Coastal Act/LCP standards because analyses of restricting public access and mitigation for lost nighttime parking were missing. - Public testimony was predominantly supportive, citing illegal dumping, fireworks, speeding, abandoned vehicles, and crime concerns. Trish Hayward presented video of late-night activity and documentation of dumping. Bruce Russell (Ocean Colony Partners) said his team closed the gate from 1985 to 2015 and could resume, and recounted serious past incidents. Sarah Polgar (Coastside Land Trust) supported the closure to protect the future improvements. Kimberly Williams (Surfrider Foundation) opposed the permit, arguing it sets a poor precedent and is inconsistent with the Coastal Act. - Commissioner discussion included whether to approve or continue the item. Commissioner Hernandez suggested continuing to get clearer criteria from the Coastal Commission; Vice Chair Gorn and Commissioner Gossett supported approval. Commissioner Rems asked about gate location and closing times. - A motion to approve the CDP carried 5-0, with added conditions: directing Public Works to evaluate a safe turnaround area east of the gate, submitting the public testimony and video evidence to the Coastal Commission, and aligning gate hours with municipal code (sunset + 30 minutes). 2025 Measure D Ranking Ratification - Staff presented the annual Measure D growth management allocations. Outside downtown, 45 allocations were available (23 base + 22 bonus); 45 were requested. The staff recommended ratifying 11 projects totaling 22 allocations, with one remaining allocation contested because the next highest scoring applicant (775 Third Avenue) applied for two units, and only one was available. - Public testimony: Colton and Kevin Palmer requested rescoring for 490 Pine (duplex + ADUs), arguing the site plan clearly showed a street-facing entrance. Connor French (460 Poplar) requested the final allocation for a family ADU, emphasizing it was shovel-ready and pointed out a walkability scoring issue regarding a grocery store. Gorbin (775 Third) requested the allocation and noted his preference for option 1 and September transfer. Julie McHenry cautioned against reopening the scoring process. - Staff clarified that the one-point scoring difference between 460 Poplar and 775 Third was due to proximity to Cunha's grocery store; 490 Pine was denied points because the second-story entrance was not shown. The City Attorney cited code sections allowing equitable distribution and commission modification of staff recommendations. - The commission approved a series of motions: - Modification of staff's allocation to remove two allocations from 940 Main Street and award one each to 775 Third and 460 Poplar, passing 4-1 (Commissioner Rems dissenting). - Recommendation that City Council approve September transfers for remaining projects on the list, with priority for 940 Main and 490 Pine, passing 5-0. - Adoption of a resolution ratifying the modified allocations, passing 4-1 (Commissioner Rems dissenting). - A set of recommendations to City Council, including recognizing bodegas as grocery stores, including all medical practices, creating a clearer applicant rights checklist, and reviewing how ADUs consume full allocations. This motion passed 3-2, although the chair announced "3-0"; the transcript roll call showed three yes (Hernandez, Rems, Ruddick) and two no (Gossett, Gorn). CEQA Study Session - Doug Garrison gave a 20-minute presentation on CEQA law and process. He explained that CEQA is a discretionary, transparent process, does not require perfection, and cannot be used as a tool for oppression or delay. He reviewed definitions of "substantial evidence" and "feasible," the use of negative declarations, mitigated negative declarations, and EIRs, and the principle that environmental impacts are physical changes. He also noted that economic and social impacts are not environmental impacts under CEQA, and that controversy alone does not prevent certification if analysis is adequate. Director's Report, Planning Commission Communications & Adjournment - Director Lacko provided abbreviated updates: the cloud permit system is configured for building permits and code enforcement, and planning permits will be added; a Planning Commissioners training is set for April 29; a safety element vulnerability assessment meeting is April 28; and upcoming agenda items include permit findings, a storage facility, and hazard mitigation plan adoption. - Commissioner Rems asked about bringing forward items like undergrounding power lines; he was advised to work with the Director to agendize items through appropriate channels. - The meeting was extended by five minutes to complete the CEQA presentation and Director's Report, and then adjourned at approximately 11:30 PM.

The Half Moon Bay City Council met on Tuesday, March 18, 2025, at 7:00 PM in a hybrid format. The agenda included presentations, consent calendar items, a public hearing on the draft Housing Element, appointment of a youth member to the Parks and Recreation Commission, and funding for emergency housing for displaced farmworkers. The council approved most items, with one vote divided on the Housing Element resolution. Proclamations and Presentations - HMB High School Girls Varsity Basketball Team: Recognized for their historic season, qualifying for the CIF state finals for the first time in program history and the first Northern California public school to do so since 1992. - Midcoast Community Council Update: Scott reported on parking concerns along Highway 1, upcoming Calfire risk maps (March 26), stormwater report (April 9), and invited a council member to speak at MCC meetings. - Seton Coastside Update: Amanduper presented on the reconstruction progress, noting 80-90% interior completion, a new roof, HVAC, electrical systems, and fire hydrants. The facility is expected to reopen by end of spring 2025 with 116 skilled nursing beds, 5 acute care beds, 8 ER bays, and 4 urgent care rooms. City Manager Updates - Earth Day: Multiple events announced: April 22 resource fair at the library (3-7 PM), April 26 recycling day (e-waste, shredding, compost), and a beach cleanup. - Nonprofit Day: First-ever event on April 5, 11 AM-2 PM, at the Adcock Community Center, with 16-17 nonprofits participating. - Student Awards: Leadership and sustainability awards applications open until April 18. - Stone Pine Cove: Applications opened March 17 for 46 affordable homeownership units for farmworkers; priority for those displaced by the 2023 shooting. Consent Calendar All items (1.A through 1.G) were approved unanimously: - Waive reading of resolutions and ordinances. - Accept Mayor's list of council assignments for 2025. - Authorize sales tax record examination. - Accept warrants for February 2025. - Approve 2024 Housing Element and General Plan Annual Progress Reports. - Approve second amendment with El Centro de Libertad for CARES program ($111,796, through June 30, 2025). - Accept budget amendment for John L. Carter Park improvements. Public Comments & Testimony - Public Forum (before agenda items): Three speakers (Linda B. Miller, Naomi Judy Shintani, Victoria Comack) urged the council to support the Make It Main Street community arts program by permitting street closures on Kelly Avenue for monthly events. Two online speakers also supported the program. - Public Hearing (Item 2A – Housing Element): - Father Jose Corral (Pastor, Our Lady of the Pillar) and parishioners Juliet Colda and Derek Colda requested removal of the church property (site three) from the housing element, stating the land is intended for a Catholic school, not housing. They cited prior communications and a petition with 800 signatures. - Joaquin Jimenez, a parishioner, spoke in favor of including the site for housing, emphasizing the need for affordable units and stating the pastor had previously agreed to housing in 2019. - One online speaker opposed taking church land. Discussion Items - 2A – 2025 Draft Housing Element Public Hearing: Staff presented revisions responding to HCD's November 5, 2024 letter, excluding Measure D and site selection. The council discussed the church site, property rights, and the risk of changing sites before certification. Jeff Bradley (consultant) explained that inclusion on the opportunity sites list does not change property rights or development ability. After public testimony, Councilmember Nagengast voted no, citing concerns about the church property. The resolution passed 4-1. - 3A – Appointment of Youth Member to Parks and Recreation Commission: Staff recommended appointing a youth applicant whose father and grandmother already serve on the commission. A public commenter (Crystal Lynn) raised concerns about potential conflicts of interest and family majority on the advisory body. The council voted to table the item for further legal review. - 3C – Funding for Emergency Housing for Displaced Farmworkers: Staff requested up to $300,000 from the Affordable Housing Fund to cover a gap until Stone Pine Cove is occupied (summer 2025). Currently 19 households (40 individuals) are housed in various locations. The county has prioritized displaced farmworkers for Stone Pine Cove. The council approved the motion unanimously. Key Outcomes - Housing Element Resolution: Approved 4-1 (Councilmember Nagengast dissenting). Staff will submit the revised draft to HCD independent of the pending Measure D decision. - Youth Member Appointment: Tabled indefinitely pending further staff analysis of Brown Act and conflict-of-interest implications. - Farmworker Housing Funding: Approved authorizing up to $300,000 from the Affordable Housing Fund, with $150,000 immediate and $150,000 contingency, and direction to the City Manager to amend the agreement with Abode Services. Staff will report back on actual expenditures during budget hearings. - Consent Calendar: All items approved unanimously. - Future Agenda Items: Councilmember Patric Jonsson noted a meeting with the California Transportation Commission chair and clarified that the recent priority-setting exercise was not a budget decision.

The Half Moon Bay Planning Commission met on March 17, 2025, at 7:00 PM at the Ted Adcock Community Center. The meeting included a public hearing on the 2024 Housing Element and General Plan Annual Progress Reports (APRs) and a study session on planning commission fundamentals and the Permit Streamlining Act. The commission approved the minutes from previous meetings and adopted a resolution on the APRs. Consent Calendar - Approval of Minutes: The commission approved the minutes from November 12, 2024 (3-0-1, with Commissioner Rems abstaining) and February 11, 2025 (5-0-0, with Commissioner Hernandez abstaining). Public Comments & Testimony - No members of the public spoke on any agenda item during the public comment period. Discussion Items - 1.A – 2024 Housing Element and General Plan Annual Progress Reports: Staff presented the APRs, which are required by the state. The city has made progress on the Regional Housing Needs Allocation (RHNA) goal of 480 units, with 130 units accomplished to date (about 27%). Key developments include: - 34 very low-income units from Stone Pine Cove (under construction). - 15 accessory dwelling unit (ADU) building permits issued, with affordability split across very low, low, and moderate categories. - Entitlements approved for 555 Kelly Avenue and Creekside, with building permits expected in 2025. - The city is awaiting a joint letter from HCD and the Coastal Commission regarding Measure D and ADU allocation. - Commissioners discussed concerns about meeting the low-income RHNA target, potential contributions from the school district’s 60-unit teacher housing project, and the administrative flexibility of Measure D. Staff was directed to update the APR table to include projections from known projects for the City Council’s consideration. - 1.B – Study Session: 2025 Planning Commission Fundamentals Refresh: Deputy City Attorney Marlene Dalinger reviewed the Planning Commission Bylaws, covering membership, officer duties, remote participation rules, and public participation. The second half of the session focused on the Permit Streamlining Act, Housing Accountability Act, and related laws: - Explained the 30-day application completeness review, 30-day inconsistency letter for housing projects, CEQA timelines, and the “five-hearing rule” for housing developments. - Commissioners discussed the impact of the five-hearing rule on large projects, the role of the Architectural Review Committee, and the importance of pre-application meetings. Staff noted that the city is implementing new digital permitting systems and fee-based pre-application services to improve efficiency. Key Outcomes - Motion to Adopt Resolution: The commission voted unanimously (5-0) to adopt a resolution recommending that the City Council submit the 2024 General Plan and Housing Element APRs to the state. The motion also included a request for staff to update the APR table with projections from known projects for the City Council’s review. (Motion by Commissioner Gorn, seconded by Commissioner Rems; vote: Rems – yes, Gossett – yes, Hernandez – aye, Ruddock – yes, Gorn – yes.) - Next Steps: The APRs will be presented to the City Council on March 24, 2025, with a state deadline of April 1, 2025. Staff will continue work on the safety element update, digital permitting system, and fee study. Director’s Report - Community Development Director Leslie Lacko provided updates on the new digital permitting system (CloudPermit), a fee study, and upcoming safety element outreach. She also noted that an emergency permit is being processed for a public works repair on Kelly Avenue. Planning Commission Communications - Commissioner Gorn announced the Half Moon Bay High School girls’ basketball team’s regional championship win and a pilot fire pit program on the beach, which concludes on March 20, 2025.

This special meeting of the Half Moon Bay City Council was held on March 14, 2025, from 1:00 PM to approximately 4:30 PM, to set priorities for fiscal year 2025-26. The meeting included a review of the Capital Improvement Program (CIP), a discussion on core city services, public comment, and individual priority statements from each council member. No formal votes were taken; instead, the council directed staff to compile the input into a draft work plan for further discussion at a future meeting. Public Comments & Testimony - Hal Bagner urged a new commitment to transparency, a review of major projects that have overrun budgets (citing Carter Park and the Poplar Street project as examples), a firm grip on actual housing needs, and a re-examination of programs like rent control. He mentioned a citizen-led Half Moon Bay Transparency Project. - Nancy Fontana asked the council to consider the impact of federal tariffs on project costs and to focus on infrastructure and safety, avoiding distraction by single issues. - Leslie Dumond expressed concern about debris and eucalyptus trees in Frenchman's Creek, citing fire danger and past tree falls. She requested the city seek funding to remove debris and hazardous trees. - Steve Hyman criticized the city's financial management, stating the deficit is being funded by depleting reserves. He advocated for deep spending cuts and expressed skepticism about grant funding reliability. Mayor Brownstone responded that the deficit was reduced from $4 million to $3 million in one year and that reserves are above average. CIP Presentation & Discussion - Public Works Director Maz Bozerunia presented the five-year Capital Improvement Program, noting 55 programs and projects totaling about $88 million, much of it unfunded or tied to grants. The city's general fund contribution to the CIP was an average of $3 million annually, reduced to $1.8 million in the current year due to the structural deficit. - Several programs were defunded for the current fiscal year but work continued through council-approved funding. Key projects discussed include the Highway 1 South Corridor study, the Wavecrest Water Main and Smith Field project, the East Side Parallel Trail segments, and the Urban Watershed Management Plan. - Council members posed questions about the distinction between programs and projects, tree maintenance responsibilities, neighborhood traffic safety policies, and the scope of the urban watershed plan versus individual ditch projects. Core Services Discussion - City Manager Matthew Lemmon framed the discussion around the city's financial situation, noting a structural deficit where revenue growth is outpaced by service delivery costs. He highlighted the need to define core services versus discretionary programs, and to assess opportunities for other agencies to take on more responsibility. - The city operates as a contract city, with partnerships for fire, police (sheriff), library, and some park services. The council was encouraged to review staffing and structure to focus on essential services. Priority Setting Discussion - Each council member identified their top priorities. The following themes emerged: - Fiscal Health and Sustainability: Councilmembers Ruddock, Nagengast, Johnson, and Brownstone emphasized budget oversight, project cost controls, and a citizens' financial advisory committee. - Public Health and Safety: All members highlighted emergency preparedness (tsunami, fire, evacuation plans), pipeline/sheriff contract, encampments, and addressing PGE outages in the south grid. - Infrastructure: Vice Mayor Ruddock and Councilmember Nagengast prioritized streets, sidewalks, stormwater management (especially known problem watersheds like Keyho, Pullman, and Seymour), and completing the East Side Parallel Trail. - Economic Development and Tourism: Councilmember Johnson focused on downtown beautification, gateway improvements, and supporting businesses. Vice Mayor Ruddock supported permit streamlining for downtown. - Affordable Housing: Councilmember Penrose made this her top priority, emphasizing housing for all income levels and exploring creative solutions like home-sharing. Councilmember Johnson mentioned ADU streamlining and workforce housing. - Councilmember Penrose declined to list only three priorities, instead offering a broader set including affordable housing, the east side trail, watershed projects, city-school district cooperation, internet redundancy, and emergency planning. - Councilmember Nagengast suggested renaming "Economic Recovery and Development" to "Economic Development and Tourism" and adding "Fiscal Sustainability" as a new priority area. Key Outcomes - No formal votes or decisions were taken. The council agreed to an iterative process where staff will: 1. Send each council member their individual priority list for refinements. 2. Compile all input into a draft work plan, removing completed or cancelled items from the existing 2024-26 plan. 3. Bring the draft to a future council meeting for further discussion and finalization alongside the budget process in May/June. - The goal for fiscal year 2025-26 is to eliminate deficit spending from reserves and begin rebuilding reserve balances. - Mayor Brownstone acknowledged the need for better project management and clearer communication on project cost overruns.

Note: The agenda and transcript list the meeting date as March 4, 2025, but per the user instruction the date is March 5, 2025. This summary uses the specified date. The Half Moon Bay City Council met on March 5, 2025 to discuss a mid-year budget review, an update on the CARES mental health program, funding for the John L. Carter Park improvements, and property transactions. The meeting also featured presentations on the Seacrest Kindergarteners storm drain program and the Age-Friendly Action Plan, as well as public comments on various local issues. Consent Calendar - Waive Reading of Resolutions and Ordinances: Approved unanimously without discussion. Public Comments & Testimony - Evelyn De Sauza urged Mayor Brownstone to publicly affirm support for Planning Commissioner Margaret Gossett, emphasizing the importance of diversity, equity, and inclusion in planning decisions. - Joaquin Jimenez spoke against Measure A, arguing it would undermine voting rights by allowing county supervisors to remove an elected sheriff. He urged a 'no' vote on the measure. - Chris Lynn (Visit California conference attendee) reported that the visitor center received a Visit California designation, enabling marketing for midweek tourism to increase Transient Occupancy Tax (TOT) revenue. - David reported a large puddle on eastbound Highway 92 at the passing lane, a location linked to multiple accidents, and requested the city contact Caltrans about the hazard. - Lee Ellis and Debbie Lane Carriger (Half Moon Bay Shakespeare Company) spoke in support of funding to complete Carter Park renovations, noting the company's financial strain and inability to perform in the park for several seasons. They urged council to approve additional funds to allow their return in summer 2025. Discussion Items - 3A – Appointment of Youth Member to Parks and Recreation Commission: Staff reported receiving one willing-to-serve form from Aiden Day Time, a local high school student. Council praised his enthusiasm and appointed him to fill one of two vacancies. - 3B – Mid-Year Operating Budget Review FY 2024-25: Finance Director Ken presented a mid-year review. Key adjustments included reducing TOT revenue to $8.3 million (due to a slower-than-expected recovery), increasing property tax estimates by $80,000, decreasing sales tax by $300,000 (tourism and construction sectors), and adding $226,000 in expenditures (litigation, residential design standards, and a quarterly magazine). Staff recommended adopting the amended budget. The magazine funding was debated; Councilmember Penrose proposed eliminating the printed version, but City Manager Matthew noted one issue was already in production. Council agreed to fund one more issue ($10,000) then transition to online. The motion passed with that amendment. The revised budget leaves about $1 million in unassigned fund balance, with a projected $3 million structural deficit for FY 2025-26. - 3C – Update on CARES Mental Health Response Program: Representatives from El Centro de Libertad presented the CARES program, a crisis response alternative to law enforcement. Since launching in March 2022, the team responded to 894 calls, with 85.5% in Half Moon Bay, and provided follow-up and referrals. The program is funded through a state BADGES grant that ends March 31, 2025. Staff presented four options for continuation. Council discussed response time advantages (5-10 minutes vs. the county's MCRT program, which has a stated 1-1.5 hour response for the coast). Vice Mayor Ruddock expressed concern about sustainability and favored a transition to the county's MCRT program. Councilmember Johnson sought more data from the sheriff. Ultimately, Council directed staff to return on March 18 with a contract extension through June 30, 2025, using the cops grant (option 4) as the primary funding source. If that is not feasible, option 3 (using unassigned fund balance from the sheriff's account) was directed as a backup. - 3D – Budget Amendment for John L. Carter Park Improvements: Staff requested a $1,435,000 transfer to complete the park, citing cost overruns from construction delays, foundation redesign, ADA path redesign, and temporary construction easement extensions. Council discussed funding sources, including unexpended balances from other capital projects. After public comment from the Shakespeare Company, Council member Johnson moved to adopt the resolution authorizing the transfer, using available balances from Poplar Beach Gateway and Train Depot projects first, then the remainder from unassigned fund balance. The motion passed unanimously. Staff will return with a consent item confirming the exact funding sources. - 3E – Sale of Parcel 830 Stone Pine Road to San Mateo County: City Manager Matthew summarized the history of the property, which is part of the Stone Pine Cove affordable housing project (47 manufactured homes for displaced farm workers). The sale price is $1.234 million, with proceeds used to prepay debt on 880 Stone Pine Road. The county will also contribute $500,000 for a five-year maintenance agreement for the adjacent park and open space. Council approved the resolutions unanimously. - 3F – Sale and Transfer of Wavecrest Parcels to Coastside Land Trust: Staff proposed conveying 12 parcels for the Wavecrest Trail project and selling 9 parcels for habitat restoration at cost ($79,743). The transaction is exempt from the Surplus Lands Act. Council approved the resolution unanimously. Key Outcomes - Budget Amendment (3B): Adopted with reduction in magazine funding to one issue printed. (Roll call vote: 5-0) - Carter Park Funding (3D): Adopted resolution authorizing $1,435,000 transfer with funding from specific capital project balances and unassigned fund balance. (Roll call vote: 5-0) - CARES Program (3C): Directed staff to prepare a contract extension through June 30, 2025, using cops grant (option 4) as primary, sheriff's account (option 3) as backup. Staff to return on March 18. - 830 Stone Pine Sale (3E): Adopted three resolutions authorizing sale, purchase agreement, and maintenance MOU. (Roll call vote: 5-0) - Wavecrest Parcels Transfer (3F): Adopted resolution authorizing transfer and sale to Coastside Land Trust. (Roll call vote: 5-0) - Future Agenda Item: Council requested a future discussion on updated wildfire maps and their impact on insurance and development.

The Half Moon Bay City Council met on Tuesday, February 18, 2025, at 7:00 PM in a hybrid format at the Adcock Community Center. The meeting began with a roll call (Councilmember Penrose absent), pledge of allegiance, and approval of the agenda. Key items included recognition of an AYSO youth soccer team, updates from the San Mateo County Mosquito and Vector Control District and the Midcoast Community Council, public forum, consent calendar approval, financial report for Q2, discussion of the Community Services Financial Assistance (CSFA) program, and a budget amendment for the Poplar Street Traffic Calming and Safety Project. Proclamations and Presentations - AYSO 10U Blue Cougars Recognition: The Council recognized the Half Moon Bay 10-and-under boys American Youth Soccer Organization team for their season accomplishments. Each team member was called forward and presented with a certificate, followed by a group photo with the Council. - San Mateo County Mosquito and Vector Control District Update: Katie Martin (Vice President of the district board, 11–12 years of service) and Rachel Curtis Rogus (Public Health Education and Outreach Officer) presented. Martin reported the district earned a certificate of excellence in financial reporting for FY ending June 30, 2024, and is fully funded in its retirement program. Rogus described integrated pest management services, including mosquito control, tick identification and bite prevention, rodent inspections, and yellow jacket control. She noted over 1,300 people countywide signed up for a tick prevention education kit, with just under 10% from Half Moon Bay. Councilmembers and a public speaker (Kimberly Williams) asked about partnerships with parks and pesticide runoff; Rogus confirmed collaborations with San Mateo County Parks and state parks and explained the district uses integrated pest management and follows environmental impact report restrictions. - Midcoast Community Council Update: Scott (Midcoast Community Council representative) provided three updates: (1) Caltrans is eliminating parking on Highway 1 from Capistrano to Cortez (northbound side), which will displace surfers’ parking to El Granada; the Harbor District has a meeting tomorrow to discuss a new lot near Burnham Strip. (2) The Midcoast Community Council’s next meeting (Feb 26) will focus on a stormwater report and a county draft ordinance. (3) On March 12, the council will discuss the Harbor District redevelopment plan, which includes remodeling the building housing Maverick Surf Shop, Catch Joanne, and Pelagic Fish Market; those businesses may be displaced during construction. Consent Calendar - 1.A: Waive reading of resolutions and ordinances. - 1.B: Accept warrants list for January 2025. - 1.B (second item): Adopt a resolution authorizing the City Manager to execute a primary grant agreement with San Mateo County Transportation Authority for Measures A and W grants over the next 10 years, certifying funds will supplement existing program funds, and authorizing necessary actions. - Motion: Councilmember Jonsson moved, Vice Mayor Ruddock seconded; all in favor (4-0). Approved. Public Comments & Testimony - Brad Johnson: Expressed ongoing concerns about the library director (Annie) regarding a knife incident, claiming she called police on him and that a staff member recorded him with personal phone. He stated he feels his rights are being violated and asked the Council to intervene. - Joaquin Jimenez: Expressed strong opposition to Measure A (county measure to remove the sheriff), characterizing it as an attack on the community, racism, sexism, and a “dictatorship” removing the people’s vote. He defended Sheriff Christina Corpus, stating she has hired diverse deputies and opposes tasers and pepper spray in jails. - Katie Martin (resident of Kenatta Cove): Requested the city engineer study the intersection of Miramontes Point Road and Kenatta Cove, where left turns into the park are dangerous. She described frequent accidents and suggested either a stop sign for westbound traffic or better signage clarifying that eastbound through traffic does not stop. - Brad Steenweep: Addressed the upcoming civil case (Vitovich v. City), arguing the city had the right to deny a building permit for a lot within 300 feet of the dunes based on planning commission decisions. He urged the Council to continue opposing Mr. Vitovich’s appeal. Discussion Items - 3.A – Financial Report for Quarter Ended December 31, 2024: Staff presented the second-quarter report. Key revenue comparisons: Transient Occupancy Tax (TOT) budgeted at $8.6 million, received $3.4 million (40% vs. 46% benchmark); property tax budgeted at $3.8 million, received $1.7 million (overperforming due to property transfer tax); sales and use tax budgeted at $3.2 million, received $1.0 million (underperforming, transportation and construction sectors soft). Other revenues on track. Expenditures at 26% of budget, lower due to public safety contract delays. Projected reserves $8.6 million (37%) with $1.4 million unassigned. Staff noted a mid-year report will include more forward-looking projections. Councilmember Nagengast and Vice Mayor Ruddock asked about reserve funding process; staff confirmed reserves are funded through budget actions. No public comments. Motion to accept (Councilmember Jonsson, second by Councilmember Nagengast) passed 4-0. - 3.B – Community Services Financial Assistance (CSFA) Program Update: Julisa Acosta (Community Services Analyst) presented the mid-year update. The program started seven years ago with $100,000 investment, now $300,000 (including 10% for technical assistance and a cohort model). The cohort (nine nonprofits) focuses on safety net services (food, housing, transportation, mental health, child care). Acosta cited successes: collaboration led to Coast Pride receiving $1.7 million for youth mental health services; organizations share best practices and joint grant applications. Council discussion focused on accountability, metrics, and future funding. Councilmember Jonsson asked about verification of IRS standing and collaboration with Coastside Gives. Councilmember Ruddock emphasized the need for metrics to ensure grants are not gifts. Councilmember Johnson offered help with car repairs for Coastside Hope clients. No action taken; staff directed to meet with the subcommittee (Mayor Brownstone and Councilmember Jonsson) to explore guidelines for FY 2025-26. Two public speakers supported continued funding: Caitlin Freeberg (Coastside Hope) reported serving 3,352 people with food and 4,661 with safety net services (70% Half Moon Bay residents), and Spandan Chakrabarty (Sunrise Community Dental Health) noted the clinic serves about 1,000 low-income patients annually in Half Moon Bay and that the city's investment helps leverage other funding. - 3.C – Budget Amendment for Poplar Street Traffic Calming and Safety Project (CIP 0593): Staff presented a request to transfer $50,000 from Fund 123 to the project and authorize $350,000 in additional contingency for a total construction budget of $2,013,000. The project includes new sidewalks, DG pathways, bioretention areas, striping, and curb ramps. Unforeseen conditions included unsuitable base (requiring full-depth reclamation, $170,000 change order with $52,000 credit) and the need to address pavement near Highway 1 including traffic loop replacement (estimated $89,000). Discussion centered on whether to defer the Highway 1 work to Caltrans’ upcoming project (timing uncertain) or complete it now. Councilmember Nagengast favored temporary fixes and leaving the intersection to Caltrans; Councilmember Jonsson expressed concern about relying on Caltrans due to state budget uncertainties. After debate, the Council agreed to approve the original recommendation ($50,000 transfer, $350,000 contingency) but with the understanding that staff will not proceed with the $89,000 change order unless needed, and will explore alternatives for the Highway 1 intersection and potential tweaks (e.g., bioretention area grading) and come back to Council before finalizing. Motion by Councilmember Nagengast, second by Councilmember Jonsson, passed 4-0. Key Outcomes - Consent Calendar: Approved (4-0). - Financial Report: Accepted (4-0). - CSFA Program: No formal vote; direction given to staff and subcommittee to continue discussions and report back on FY 2025-26 guidelines. - Poplar Street Budget Amendment: Resolution adopted (4-0) authorizing $50,000 transfer and $350,000 contingency; staff to return with options for the Highway 1 intersection and other modifications before implementing the $89,000 change order. - Vice Mayor Ruddock: Announced she has been elected chair of One Shoreline (the county’s sea level rise district). - Adjournment: Meeting adjourned at approximately 9:15 PM.

Note: The agenda and transcript list the meeting date as February 11, 2025, but the provided timestamp specifies February 13, 2025. This summary uses the provided timestamp. The Half Moon Bay Planning Commission held a regular meeting on the above date. The primary agenda item was a work session on the 2025 HCD Draft Housing Element, focusing on revisions unrelated to Measure D. The commission also elected a new chair and vice chair, approved prior minutes, and received a director's report. Election of Chair and Vice Chair - Commissioner Ruddick was nominated and unanimously elected as Chair (vote: 4-0, Commissioner Hernandez absent). - Commissioner Gorn was nominated and unanimously elected as Vice Chair (vote: 4-0). Consent Calendar - Minutes of November 26, 2024: Approved unanimously. Minutes of November 12, 2024 were postponed because Commissioner Gossett (then chair) was absent at that meeting. Public Comments & Testimony - No public comments were received in person or online. Discussion Items - 2025 HCD Draft Housing Element Work Session (Item 1.A): Housing Programs Manager Mike Noche and consultant Asher of M Group presented the fourth draft of the Housing Element (Cycle 6, 2023–2031). Key points included: - The city is out of compliance with the state deadline (originally January 31, 2023). Five San Mateo County jurisdictions remain out of compliance. - HCD’s November 5, 2024 letter requested revisions not related to Measure D (items 11, 14, 16). The commission considered only non-Measure D changes. - The city’s RHNA allocation is 480 units, with 285 targeted for very low- and low-income households. - HCD is content with the city’s opportunity sites; no changes were requested. - A Mitigated Negative Declaration (MND) for CEQA is ready for release. - A pending letter from HCD and the California Coastal Commission on Measure D is still expected. - Commissioners asked about funding risks (potential loss of grants, state takeover of planning), the inclusion of 555 Kelly Avenue as multi-generational housing, geographic targeting for home sharing programs, and the status of 498 Kelly Avenue (school district site). Staff clarified that the home sharing focus north of Highway 92 is a geographic target, but the city promotes the program citywide. The MND will be released after council direction. - A late memo from ranch owner KC Branscom was noted; staff suggested a meeting to discuss development pathways but stated it would not replace existing opportunity sites. - Item 1.B (Continued to March 25, 2025): A Coastal Development Permit for the Half Moon Bay Landfill (emergency repairs) was continued as previously noticed. The commission acknowledged the continuance. Key Outcomes - Vote on Resolution (Item 1.A): Commissioner Gossett moved to approve the resolution recommending the City Council direct staff to submit the fourth draft of the Housing Element (February 2025) to HCD, independent of pending guidance on Measure D. The motion was seconded and passed unanimously (4-0). - Next Steps: The resolution will go to City Council on March 4 or 18, 2025, for consideration. If approved, the draft will be submitted to HCD for a 60-day review period. - Director’s Report: Planning Director Leslie Laco reported: - No appeals have been filed on the recently approved Hyatt Hotel CDP. - Several administrative CDPs were issued (e.g., 2905 Alameda Avenue, 429 Poplar). - The online building permit system is live; planning permits will go online around May 2025. - Objective design standards consultant negotiations are ongoing. - Commissioner Communications: A question was raised about a large culvert project on Kelly Avenue beach; staff will investigate. A suggestion was made to hold a joint meeting with City Council on Measure D after the pending state-coastal letter arrives.