Public Meetings - Half Moon Bay, California

February 4, 2025, 7:00 PM – The City Council convened a hybrid regular meeting at the Ted Adcock Community Center. The meeting featured a presentation on immigrant rights from three local nonprofits, public comments on several topics, approval of the consent calendar, continuation of a public hearing for an affordable farmworker housing project, and an appointment to the Bicycle and Pedestrian Advisory Committee. The Council also heard a report from the Parks and Recreation Commission and discussed future items. Proclamations & Presentations: Immigrant Rights Advocacy - Karen Decker, Economic and Community Vitality Manager, introduced the item, noting that the three organizations (Coastside Hope, ALAS, Puente) collectively serve 5,900 individuals annually. She provided background on state (SB 54) and county protections. Mayor Brownstone clarified that San Mateo County is a sanctuary county with comprehensive protections, so a city sanctuary declaration is unnecessary. - Judith Guerrero (Executive Director, Coastside Hope) spoke in support of immigrant rights, urging the Council to take meaningful steps to ease fear and ensure safety, dignity, and inclusion. She highlighted immigrant contributions as essential workers, teachers, and leaders. - Quique Vasan (ALAS) reported that a rumor hotline received 150 calls in one day, mostly rumors, but also hate calls. He discussed the impact of potential ICE arrests on families and the need for preparation, accompaniment, and resource mobilization. - Rita Mancera (Executive Director, Puente, via Zoom) requested that the city designate a person to collaborate with nonprofits to provide clear, factual information to counter rumors. She emphasized past community cooperation. - Councilmember Ruddock suggested revisiting a sanctuary city declaration for symbolic support. Councilmember Penrose advocated for understanding community needs and proposed a city bulletin to debunk rumors. Councilmember Nagengast questioned the safety of schools and churches and asked about employer plans. Mayor Brownstone and others supported continued coordination through the nonprofit cohort. Public Comments & Testimony - Joaquin Jimenez spoke against Measure A, arguing that county supervisors should not remove Sheriff Christina Corpus, who was elected. He cited crime reduction and her status as the first Latina sheriff in San Mateo County. - Brad Johnson discussed legal limits on immigration enforcement and questioned the city’s reliance on county sanctuary status. He also referenced personal grievances with city communications. - Hal Bogart raised concerns about the Poplar Street project: a drop-off between curb and walkway creating tripping hazards, and a parking restriction removing five spots on the south side. He requested a review of parking on the north side. - Sid Young asked about the Stone Pine property sale (Item 2A), questioning property tax exemption and sewer service implications. He requested backup information for the March 4 meeting. - Chuchi (online) called for improved safety at Cowell Ranch Beach after recent drownings, including a father and son in January 2025. - Dan Haggerty (online) objected to the beeping timer during public comment and opposed the red curb and no-parking signs, calling them urbanization. - Anandita Sharma (Arune Foundation, online) sought city assistance to install life-saving ring buoys and improve signage at beaches, citing the death of a 12-year-old in 2021. She offered to fund stations. - Norm Picker (online) expressed concerns about homeless camping near the creek and criticized the downtown streetscape plan, suggesting it could harm the quaint nature. He also praised Sheriff’s Captain Chichoff’s attendance. - Carolina Carmachal spoke on Item 2A (see below). Consent Calendar - The Council approved the consent calendar unanimously (5-0). Items included: - Waiving reading of resolutions and ordinances. - Accepting the Treasurer’s Report for the quarter ending December 31, 2024. - Adopting a resolution amending citywide traffic regulations for red curb locations at Court of San Marco, Kelly Avenue, Valdez Avenue, Poplar Street, Main Street, Higgins Canyon Road, and portions of Wavecrest Road. - Adopting a resolution approving the Transportation Demand Management Plan “Get There Together: An Action Plan for Transportation Choices in Half Moon Bay and the Midcoast.” Discussion Items - Item 2A: Sale of 880 Stone Pine Road for Affordable Farmworker Housing – Staff recommended continuing the public hearing to March 4, 2025. The project proposes 47 affordable units on a 6.87-acre parcel. Public commenter Carolina Carmachal urged approval, citing the urgent housing need and immigrant tax contributions of $8.5 million. She also spoke about the fear of ICE enforcement. The Council voted unanimously to continue the hearing to March 4, 2025. - Item 3A: Appointment to Bicycle and Pedestrian Advisory Committee – The Council unanimously appointed James Carniglia to a vacant position on the BPAC. City Manager Updates - Debate Program: A new four-month program for ages 10–15 starting February 24, teaching debate and model UN. Sign-ups have been slow; scholarships available. - Parks and Recreation Youth Commission Vacancy: Two seats for high-school-age members remain open. The goal is to fill them by the March 4 meeting. Commission/Committee Updates - Parks and Recreation Commission (John Dowdy reporting): - Reorganization: Paul Edison elected Chair, Hillary Stamper Vice Chair. RJ was thanked for outgoing chair service. - Summer’s End Festival: Mavericks will not partner this year; event will focus solely on Carter Park, with potential partnerships with Mariners Church and Stone Pine businesses. - Grant challenges: State parks grants (e.g., Prop 68) are highly competitive due to Half Moon Bay’s higher income levels and lack of certified housing element. - Fundraising for parks: Discussion on whether to create a new nonprofit or strengthen ties with existing groups (Boys & Girls Club, AYSO, etc.). - Fourth of July event: Idea of a city-sponsored fireworks show to reduce illegal fireworks was discussed but deemed impractical for 2025 due to time and cost (estimated at $60,000+ with fire department requirements). Drone shows at the harbor being explored. - Carter Park improvements: Seeking major donor for stage/audio-visual equipment ($500,000); playground equipment on hold pending community demand. Key Outcomes - Unanimously approved the consent calendar (all items). - Unanimously continued public hearing on 880 Stone Pine Road sale to March 4, 2025 at 7:00 PM. - Unanimously appointed James Carniglia to the Bicycle and Pedestrian Advisory Committee. - Directed staff to follow up on Poplar Street curb drop-off and parking concerns raised by Councilmember Penrose. - Noted future discussion on potential impacts of federal funding cuts; staff will work through the legislative subcommittee. - The Council will convene in closed session after the meeting to discuss real property negotiations for Wavecrest parcels (potential sale to Coastside Land Trust) and the Stone Pine property.

The Half Moon Bay City Council held a special meeting on February 3, 2025, to hear an appeal of the Planning Commission's October 2024 decision to deny the proposed Hyatt Place Hotel project. The project includes a 102-room hotel, a four-lot subdivision for up to 16 residential units, and associated site improvements on a 5-acre site near Highway 1 and Main Street. Councilmember Paul Nagengast recused himself. After staff presentations, over 20 public comments, and deliberation, the Council voted 4-0 to grant the appeal, certify the Environmental Impact Report (EIR), adopt CEQA findings and a Statement of Overriding Considerations, and approve the coastal development permit and related approvals. Public Comments & Testimony - Mike Alafana (resident and business owner) supported, stating the hotel would connect South Main Street to downtown and provide a mid-price lodging option. - Krista Lynn (Co-Site Chamber) supported, noting the need for corporate meeting space and dispelling myths about downtown inn occupancy. - David Pasternak (50-year resident) urged the Council to look beyond the staff report and consider the Planning Commission's finding of a local coastal plan violation. - Colleen Henney (President, Half Moon Bay Downtown Association) supported, citing economic benefits including increased visitor spending and TOT revenue. - Virginia Tourism (former council candidate) supported, noting the applicant's compromises and warning of potential consequences if denied. - Steve Hyman (real estate columnist) strongly supported, criticizing the city's treatment of the applicant and arguing that the view impact is fleeting. - Hal Wagner (Poplar Street resident) expressed sympathy but questioned compliance with visual policies and raised parking and economic cannibalization concerns. - Kerry Burke supported, saying the project adds vitality to the southern downtown. - Dennis Kleinbach (CFO) opposed, citing a 55% occupancy rate, harm to existing hotels, and an estimated 580 additional daily vehicle trips. - Mara Krest opposed, concerned about lost views and skeptical of projected occupancy rates exceeding national averages. - Norm Picker supported, emphasizing the need to invest in the community to sustain local businesses. - Michael Adler supported, believing the hotel will attract new visitors without cannibalizing existing ones. - Alan Alefano supported, urging fair treatment of the applicant and highlighting TOT revenue potential. - Lynde Myers supported, stating the project would improve the derelict south end of Main Street. - Tasha Levinson, Matt Janaga, Chad Hooker, David Klein, Betsy Del Ferenc, Paul McGregor, Tony Pereira all supported the project, citing economic benefits, community improvement, and the applicant's good-faith efforts. - James Benjamin (former planning commissioner) urged the Council to focus on LCP compliance and expressed reservations about whether the project truly minimizes visual impact. - Sarah Polgar (former planning commissioner) supported, arguing that context matters and that the project conforms to LUP policies; the Planning Commission erred. - Rick Hernandez (former planning commissioner) supported, stating that nothing in the LCLUP precludes the project and that denial sends a negative message. - Online speaker from area code 801 (tourist) supported, citing the city's deficit and need for progress. Discussion Items - Staff Presentation: Senior Planner Doug Garrison explained the project history, the Planning Commission's denial based on three visual-resource policies (LUP 9-3, 9-23, 9-12), and the CEQA process. The project has been significantly modified: setbacks increased, buildings separated, open space and wetlands enhanced. The EIR identifies one significant unavoidable visual impact, requiring a Statement of Overriding Considerations. Staff outlined two options: deny the appeal (uphold denial) or grant the appeal (certify EIR and approve project). - Applicant/Appellant Presentation: Greg Jameson (owner of James Ford auto dealership) presented a project history, showing reductions from 147 rooms to 102 and from 112,373 sq ft to 66,268 sq ft. He highlighted benefits: projected annual TOT revenue of $897,000–$1,115,000, 25 new jobs, downtown spending of $11,000–$22,000 daily, enhanced southern gateway, and public access improvements. He noted support from Coastal Commission staff for the modified alternative. - Council Deliberation: - Councilmember Penrose stated the project is in the town center where development is desired, the applicant worked in good faith, and the project minimizes visual impacts; she supports the appeal. - Councilmember Jonsson described extensive site visits (driving, walking, wheelchair), calculating fleeting view blockages of 5–35 seconds along Highway 1. He noted the project improved through community input and now supports the appeal. - Vice Mayor Ruddock emphasized consistency with the local coastal program, the Coastal Commission's supportive letter, economic multipliers, and visitor-serving benefits; she supports the appeal. - Mayor Brownstone quoted a letter from former Planning Commissioner Sarah Polgar, who argued the Planning Commission misinterpreted LCP policies and that the project is consistent; he supported grant of the appeal. Key Outcomes - Motion by Vice Mayor Ruddock: Grant the appeal, reversing the Planning Commission's decision; (a) certify the EIR, adopt CEQA findings, a Statement of Overriding Considerations, mitigation measures, and a monitoring program; (b) approve PDP-072-13 for a Coastal Development Permit, Site and Architectural Review, Parking Exception, Tentative Parcel Map for the 66,268 sq ft, 102-room hotel and four-lot subdivision for up to 16 residential units on Seymour Street. - Seconded by Councilmember Jonsson. - Vote: Councilmember Penrose – Aye; Councilmember Jonsson – Aye; Vice Mayor Ruddock – Aye; Mayor Brownstone – Aye. (Councilmember Nagengast recused.) Motion passed 4-0. - Outcome: The appeal is granted, the hotel project is approved, the EIR is certified, and the coastal development permit and other approvals are issued subject to conditions.

The Half Moon Bay City Council held a regular hybrid meeting on Tuesday, January 21, 2025, at the Adcock Community Center. The council approved consent items, continued a public hearing, and passed resolutions on a Little League facility use agreement, an exclusive negotiations agreement for affordable housing, and a law enforcement services amendment. Proclamations & Presentations - Tom Menidis Recognition: The council honored the late Tom "The Greek" Menidis, a local legend and owner of Tom and Pete's Produce. Family and friends spoke, and San Mateo County Supervisor Ray Mueller presented a memorium certificate. - HIP Housing Calendar: A representative presented the 2025 HIP Housing calendar, noting the organization served 65 residents in Half Moon Bay over the last fiscal year. - Midcoast Community Council Update: Scott Bullinger reported on stormwater runoff work, new council members, and an upcoming retreat. City Manager Updates - Julisa Costa announced events for the January 23, 2025 second anniversary of the mass shooting: a remembrance display at Mac Dutra Plaza and pop-up feedback sessions for the farm worker memorial garden. - The Mexican Consulate will be at the Ted Adcock Community Center on January 25, 2025, offering free services. Public Forum - Chloe Standez (Eagle Scout candidate) spoke in favor of the fire pit pilot project, citing the need for controlled bonfire options. - Robert Campos expressed opposition to the rental property registration ordinance, citing privacy and Fourth Amendment concerns. - Harvey Rabeck urged the city to protect immigrant and LGBTQ+ communities, suggesting actions like distributing "red cards." - Cesar Sanchez criticized the pace of affordable housing efforts and called for action using a specific code section. - Other speakers discussed false police reports, beach construction concerns, and community events. Consent Calendar - Items 1A, 1F, and 1G were approved as part of the consent calendar. - 1B (Warrants): Pulled for discussion. Councilmember Nagengast questioned various expenditures, including consultant fees, custodial contracts, and pass-through grants. The warrants list was approved unanimously. - 1C (Council Assignments): Pulled for discussion. Councilmember Jonsson raised scheduling conflicts; assignments approved unanimously. - 1D (Fire Pit Pilot Project): Pulled for discussion. Councilmember Penrose opposed due to fire risk; Vice Mayor Ruddock supported. After debate, a motion to permit up to four fire pits on Poplar Beach from January 22 to March 31, 2025, conditioned on lids and mesh covers, passed 5-0 (roll call). - 1E (Final Parcel Map for 880 Stone Pine Road): Pulled for discussion. Clarified county ownership and RHNA credits; approved unanimously. Ordinances & Public Hearings - 2A (Sale of 880 Stone Pine Road): The council continued the public hearing to February 4, 2025, at 7:00 p.m. (unanimous). Resolutions & Staff Reports - 3A (Half Moon Bay Little League Facility Use Agreement): Staff discussed a new five-year agreement; council debated fee and term. Public comments included support for no-fee and concerns about field access. The council approved a two-year agreement (unanimous). - 3B (555 Kelly Avenue ENA with Mercy Housing): Staff explained the need for a 12-month exclusive negotiations agreement for the senior affordable housing project. Public comments were largely supportive, with some questions about transparency and timeline. Approved unanimously. - 3C (Agreement for Law Enforcement Services - Amendment 17): Staff reported a $5.475 million estimated cost for FY 2024-25, a 5.4% increase. Councilmembers discussed costs and future review. Approved unanimously. - 3D (Appointments to City Commissions): Councilmembers Jonsson and Nagengast recommended appointments: Jim Reims to Planning Commission, Hilary Stamper to Parks and Recreation, David Gorn to Planning Commission, and Tito Hernandez to Parks and Recreation. Approved unanimously. - 3E (Transfer of PG&E Rule 20A Credits): Staff explained the transfer of $199,000 in credits to San Mateo County for the Middlefield Road Project. Approved unanimously. Key Outcomes - Approved the consent calendar with modifications and unanimous individual votes on pulled items. - Continued the 880 Stone Pine public hearing to February 4, 2025. - Approved a two-year Facility Use Agreement with Half Moon Bay Little League (no annual fee). - Approved a 12-month Exclusive Negotiations Agreement with Mercy Housing for 555 Kelly Avenue. - Approved Amendment 17 to the law enforcement services agreement with the San Mateo County Sheriff's Office. - Made commission appointments and authorized transfer of PG&E credits. - Councilmembers requested future agenda items on Caltrans updates and City Hall staffing coverage.

On December 19, 2024, the Half Moon Bay City Council met jointly with the Planning Commission and Architectural Advisory Committee to consider state housing legislation and possible adoption of interim objective design standards for multifamily development. The agenda packet available in the source materials is dated Monday, December 16, 2024, creating a date discrepancy with the provided meeting timestamp; this summary uses the supplied date of December 19, 2024. Staff recommended receiving the presentations and either adopting the Interim Objective Design Standards or directing staff to notice a special City Council meeting for December 23, 2024. State Housing Legislation Briefing - Housing Programs Manager Mike Noce reviewed major State housing laws. He noted that Half Moon Bay’s RHNA allocation for Cycle 6 is 480 units and that more than 300 new housing laws have been enacted since 2017. - SB 35, originally adopted in 2017, created a streamlined ministerial approval process (SMAP) for qualifying projects in jurisdictions not meeting RHNA, but it exempted the Coastal Zone. SB 423 extends SB 35 through 2036 and, beginning January 1, 2025, applies it in the Coastal Zone, including Half Moon Bay. - Qualifying SB 35/423 projects generally must meet objective standards and include at least 10 percent affordable units (for projects over 10 units), with other affordability options available. - Staff described State Density Bonus Law, including AB 1763’s “super density bonus” for 100 percent affordable projects near a major transit stop: an 80 percent density bonus, or unlimited density and up to 33 additional feet/three stories. AB 2553, effective January 1, 2025, modifies the definition of “major transit stop” by lowering peak bus frequency to 20 minutes or less and excluding on-demand transit from meeting that frequency. - Staff presented sample sites: 940 Main Street (MidPen Housing, 52-unit Measure D application, all affordable, SB35/423-applicable); 498 Kelly Avenue (CUSD site, preliminary 60-unit workforce housing proposal); Hilltop Mobile Home Park (not SB35/423-applicable, 33-unit pipeline project); and 740 Purisima Street (for sale, no application, with five existing rental units that could not be demolished under SB35/423). - Planning Commission members and Councilmembers asked clarifying questions about density bonus, super density bonus, Measure D allocations, and whether major transit stop determinations would be ministerial. Councilmember Ruddock expressed strong concern about relying on on-demand transit to qualify a site as a major transit stop, stating that Half Moon Bay does not currently have a major transit stop and that past interpretations should not be repeated. Interim Objective Design Standards Draft and Discussion - Community Development staff and MIG, Inc. presented the draft interim objective design standards, organized into eight categories: site layout and building orientation; massing and articulation; materials and colors; entrances, windows, and doors; roof treatment; off-street parking, garages, and carports; landscape design; and other site and building features. - The draft applies general standards citywide, with separate standards for small-lot developments (four or fewer units, no more than 28 feet tall, no commercial component) and large-lot developments (more than four units, or taller buildings/mixed-use projects). - Staff described prior engagement, including an Architectural Advisory Committee walking tour, Planning Commission/AAC study session on November 12, 2024, and ad hoc subcommittee input. The draft uses “menus of options” for articulation so no single architectural style is mandated. - During discussion, Architectural Advisory Committee Member Hooker urged striking the draft requirement that any floor above the first floor be limited to 80 percent of the first-floor footprint and stepped back four feet, saying it would preclude some architectural styles; Council agreed to remove it from the interim standards. Commissioner Hernandez asked about limiting stucco on large structures; the group agreed to apply the 60 percent stucco cap to large-lot development rather than by building height. - Discussion also addressed accessibility and adaptable units; participants acknowledged existing Title 24/ADA requirements and directed staff to consider whether objective design standards could require more in a future phase. Public Comments & Testimony - Dan Hagerty, a member of the public, expressed concerns about State one-size-fits-all housing policy, the potential loss of Half Moon Bay’s small-town character, density bonus laws, the accuracy of RHNA growth projections, and evacuation risk from additional development. He also objected to the framing of contemporary versus modern architectural styles. His comment was truncated due to time. Adopted Amendments The Council adopted the resolution with several amendments agreed during the meeting, including: - Striking the 80 percent upper-floor footprint/step-back requirement. - Removing duplicate window/opening standards and fixing typographical errors. - Prohibiting vinyl fencing and clarifying that vinyl/plastic fencing materials are prohibited. - Adding membrane roofing to the permitted roofing materials table, with future consideration of visibility limitations. - Revising the stucco standard so the 60 percent cap applies to large-lot development rather than all buildings over two stories. - Replacing a parking-access standard with a reference to Title 24 compliance. - Adding decomposed granite and root barriers to tree-well standards and striking a large-lot parking-planter curb standard. - Adding a resolution recital and resolved clause stating that, consistent with State statutory definitions, the City will not use on-demand transit to qualify a location as a “major transit stop” unless directed otherwise by State law. Key Outcomes - The City Council adopted the resolution adopting the Interim Multi-Family Residential Objective Design Standards, as amended by staff, by voice vote with all Councilmembers present voting aye and no reported noes. - Adoption occurred before the January 1, 2025 effective date of SB 423 ministerial review in the Coastal Zone, and staff was directed to make the adopted standards publicly available before the City Hall holiday closure. - The joint bodies did not schedule the December 23 special meeting because adoption was completed at this meeting. - Staff will continue work in 2025 on final objective design standards, with further Planning Commission and AAC input, including future consideration of architectural style palettes, accessibility provisions, stucco limits, membrane roofing visibility, utility/backflow screening, and tree standards.

The Half Moon Bay City Council held a special meeting on December 19, 2024, at the Adcock Community Center to present the 2024 State of the City, recognize outgoing councilmembers, swear in new councilmembers, and select the mayor and vice mayor for 2025. The printed agenda carries a date of December 16, 2024, while the meeting timestamp is December 19, 2024; this summary follows the timestamp. The council also acted on the consent calendar and continued a public hearing on the proposed sale of city land for a 47-unit affordable farmworker housing project. State of the City Presentation Mayor Joaquin Jimenez presented the 2024 State of the City, highlighting accomplishments and commitments, including: - Rehousing families displaced by the January 2023 shooting and building permanent farmworker housing at 880 Stone Pine Road. - Enacting tenant protections such as a rental registry and rental stabilization. - Partnering with San Mateo County and Dignity Health to open an urgent care facility on Main Street. - Continuing the CARES mental health crisis support program. - Opening the Opportunity Center of the Coastside and launching the Coastside Adventure Studio, described as the nation's only accelerator dedicated to resilience technology. - Bringing college back to the coast via the return of college to San Mateo, plus completing a climate adaptation plan and downtown streetscape master plan. Crystalin, from the Coastside Chamber of Commerce, reported that the Opportunity Center is now serving more than 300 people per month, compared with about 10 per month at its former Main Street office. Annie Malley, Half Moon Bay Library branch manager, reported more than 200,000 library visits, more than 200,000 items checked out, and library staff visits to more than 400 community sites. Public Comments & Testimony - Naomi Patridge congratulated incoming councilmembers and advised them to be respectful and honest with citizens. - Another public commenter thanked Mayor Jimenez and Vice Mayor Harvey Rarback for their leadership and praised the State of the City video. Consent Calendar - The council approved Consent Calendar items 1A-1D by a 5-0 roll call vote: waived reading of resolutions and ordinances; adopted a resolution declaring final results of the November 5, 2024 General Municipal Election; accepted the November 2024 warrants list; and adopted a resolution receiving the Annual Comprehensive Financial Report for the fiscal year ended June 30, 2024. - The council later adopted the 2025 City Council meeting calendar by voice vote. Acknowledgment of Outgoing Councilmembers and Swearing-In - Councilmembers and community members thanked outgoing Mayor Joaquin Jimenez and outgoing Councilmember Harvey Rarback for their service. Representatives from Senator Josh Becker's and Assemblymember Marc Berman's offices presented legislative resolutions, and a representative from the San Mateo County Board of Supervisors' office presented Board of Supervisors resolutions. - County resolutions recognized Jimenez as the first Mexican immigrant to join the Half Moon Bay City Council and noted his farmworker advocacy; Rarback was recognized for his work on the CARES program, Peninsula Clean Energy, and other initiatives. - Mariah Gregoriev praised Rarback's eight years of service and expressed belief that the community broadly supports recent changes, including CARES, farmworker housing, and climate action. - Jimenez gave remarks in Spanish and English, saying his work continues and inviting new generations of leaders to step forward; Rarback reflected on his two terms and the need to support farmworkers and mental health services. - Patrick Johnson (District 2) and Paul Naganagas (District 3) were sworn in as new councilmembers and delivered brief remarks. Selection of Mayor and Vice Mayor - Councilmember Debbie Ruddock and Councilmember Robert Brownstone were nominated for mayor. Under Rosenberg's rules, the most recent nomination was voted on first. - Brownstone was elected mayor by a 3-2 roll call vote: Brownstone, Johnson, and Penrose voted yes; Naganagas and Ruddock voted no. - Debbie Ruddock was nominated and unanimously elected vice mayor by a 5-0 vote. - Newly elected Mayor Brownstone said he looked forward to the year, encouraged public participation in listening sessions and meetings, and noted he had previously served as mayor during COVID. Public Hearing: 880 Stone Pine Road - The council considered a resolution of public interest and convenience approving the sale of a 6.87-acre portion of 880 Stone Pine Road (APN 056-260-180) for construction of a 47-unit affordable farmworker housing project. - The council voted to continue the public hearing to January 21, 2025, at 7:00 p.m., or as soon thereafter as the matter can be heard at the Ted Adcock Community Center. Key Outcomes - Consent calendar items and the 2025 calendar were adopted. - State and county resolutions honored outgoing Mayor Jimenez and Councilmember Rarback. - Patrick Johnson and Paul Naganagas took their oaths of office. - Robert Brownstone was elected mayor for 2025 (3-2); Debbie Ruddock was elected vice mayor (5-0). - The 880 Stone Pine Road public hearing was continued to January 21, 2025. - The meeting recessed for a reception and was scheduled to reconvene at 7:45 p.m. for a joint study session with the Planning Commission and Architectural Committee.

No meeting agenda, minutes, or transcript were provided for this date.

The Half Moon Bay City Council held a regular meeting on December 5, 2024, at the Ted Adcock Community Center. The meeting included a proclamation for outgoing Congresswoman Anna Eshoo, public comments, discussion of objective design standards, legislative advocacy updates, financial reports, and approvals for Measure D allocations, a parking lot lease, Measure R implementation, and a city manager contract amendment. The meeting was hybrid with in-person and Zoom participation. Consent Calendar - Approved items 1A (waive reading of resolutions), 1B (reappoint Kati Martin to Mosquito and Vector Control District), and 1D (AB 1600 report on development impact fees). Items 1C and 1E were pulled for separate discussion. Public Comments & Testimony - Rocio Avila (via Zoom) thanked Congresswoman Eshoo for her work on Moonridge and farmworker housing, and urged continued efforts for dignified housing. - Unnamed speaker expressed gratitude for pedestrian safety awareness campaign by Sheriff Chichoff and new sidewalks on Poplar Street. - Dan Haggerty (Midcoast Community Council) spoke on behalf of himself, requesting adjustments to the Frenchman's Creek traffic light timing to reduce backups on Highway 1, and advocated for an underpass feasibility study. Discussion Items - Item 2A - Resolution of Public Interest for Stone Pine Road Sale: Staff recommended continuing the public hearing to December 16, 2024. Council voted unanimously to continue to that date. - Item 3A - Objective Design Standards (ODS): Associate Planner O'Coe Wilson presented a status update on developing ODS for multifamily housing to comply with SB 423 (effective January 1, 2025). Options included Option 1 (fast track adoption), Option 2 (more outreach), Option 3 (comprehensive review). Council members expressed urgency due to a gap period where projects could receive ministerial approval without standards. Planning Commissioner Rick Hernandez (speaking individually) recommended Option 1 and interim emergency standards. Council directed staff to pursue Option 1, develop interim standards by year-end, and schedule a joint study session with AAC, Planning Commission, and Council. - Item 3B - Legislative Advocacy Update: Carly Shelby of Townsend Public Affairs reviewed 2024 state legislation, including bills on coastal land use, bonds (Prop 4), and the state budget. She noted the passage of Prop 4 and Prop 36, and anticipated a focus on fire insurance and coastal land use in 2025. Council expressed interest in pursuing state coastal conservancy grants. - Item 1C - 2025 Measure D Allocation: Senior Planner Scott Phillips explained the annual allocation of 67 residential dwelling units (45 downtown, 22 outside). Council member Rarback questioned flexibility to reallocate unused downtown units to clear the waitlist, but staff clarified that the Municipal Code and certified LCLUP require downtown allocations to be issued before coastal permits, preventing transfers. A prior resolution also prohibits transfer if downtown applications are pending. Council voted to adopt the resolution as presented. - Item 1E - Parking Lot Lease Extension: City Manager Matthew Chidester presented the sixth amendment to lease 730 Mill Street as a public parking lot (30 spaces) through December 31, 2029, with 3% annual increases. Council discussed possible metered parking and a right of first refusal for acquisition. Council directed staff to negotiate including these terms and authorized execution if parameters are met. Motion passed unanimously. - Item 3C - Financial Report Q1: Administrative Services Director Ken reported revenues at 10% of budget, with TOT slightly below expectations. Expenditures at 11% of budget. Council accepted the report and authorized carryforward entries for capital projects. - Item 3D - Annual Comprehensive Financial Report (ACFR): Ken presented a draft audit for FY 2023-24, showing a reduced deficit of $1.8 million (from $4.9 million projected). Council received the update; final approval will come on consent. - Item 3E - Measure R Implementation: Ken presented resolutions to authorize agreements with CDTFA and appropriate $175,000 for preparatory costs. The half-cent sales tax takes effect April 1, 2025, with first disbursement in June. Council approved all three resolutions unanimously. - Item 3F - City Manager Contract Amendment: Councilmember Penrose summarized the second amendment extending the term to May 19, 2026, increasing salary to $281,138.50 (3% raise effective July 1, 2024), and adding language for future CPI adjustments and independent facilitator for evaluations. The amendment was added to the agenda packet on Monday. Public commenter Dan Haggerty urged postponement pending new council members. Council voted 5-0 to approve. Key Outcomes - Continued public hearing for Stone Pine Road sale to December 16, 2024. - Directed staff to develop Objective Design Standards under Option 1 with interim emergency standards by year-end and a joint study session. - Adopted 2025 Measure D allocation resolution: 67 units (45 downtown, 22 outside). - Authorized lease extension for 730 Mill Street parking lot through 2029, with negotiation for right of first refusal and metered parking exploration. - Accepted Q1 financial report and authorized carryforward entries. - Received ACFR draft; final approval on consent. - Approved Measure R implementation agreements and $175,000 appropriation. - Approved city manager contract amendment with salary increase and term extension.

Note: The agenda and transcript indicate the meeting was held on Tuesday, November 26, 2024, at 7:00 PM, but the date provided for this summary is November 27, 2024, 10:30 AM UTC. This discrepancy is noted without resolution. The Half Moon Bay Planning Commission met on the date above to discuss one public hearing item, approve prior meeting minutes, and receive staff reports. The key action was the approval of a Coastal Development Permit (CDP) for the replacement of two culverts with one larger culvert at Pullman Watercourse within Half Moon Bay State Park, following extensive discussion about CEQA exemptions, hydraulic capacity, and erosion impacts. Approval of Minutes - The draft minutes from the October 24, 2024, meeting were approved unanimously by the four commissioners present (Commissioner Joanes absent). Public Comments & Testimony (Non-Agenda) - Brad Steinwede, a resident on Champ-Leise beside Pullman Ditch, spoke about flooding from upstream water originating at Rocket Farms. He showed video of water nearly overtopping a bridge after only one inch of rain and urged the city to address runoff from Rocket Farms, stating that the culvert replacement alone will not alleviate flooding and may worsen it downstream. Discussion Items: Public Hearing Item 1A – Pullman Watercourse Culvert Replacement Project Description: Coastal Development Permit (CDP) PDP-21-071 to replace two failing culverts (18-inch and 24-inch) with a single 54-inch culvert near the western terminus of Pullman Watercourse, within Half Moon Bay State Park. The work includes constructing energy dissipators (plunge pool and rock armoring), replacing guardrails, and restoring access to the beach parking lot and California Coastal Trail. The applicant is California Department of Parks and Recreation (State Parks). Staff recommended approval based on a Notice of Exemption under CEQA, with State Parks as lead agency. Staff Presentation: - Scott Phillips, project planner, provided history: the culverts were installed in the 1980s, one collapsed, and the roadway began failing in 2018. The parking lot and trail have been closed since 2020. The current design incorporates peer review feedback from Waterways Incorporated and is sized for a 100-year storm (180 cubic feet per second). - Dale Lita, city civil engineer, presented preliminary results of a two-phase Pullman Ditch watershed study. The watershed is 143 acres; upstream bottlenecks (culverts and bridges) limit flow to the state park culvert. Modeling showed that even with a larger 60-inch culvert, peak flows reaching the site would not exceed 180 cfs under current conditions due to upstream restrictions. The proposed culvert is designed for future upstream improvements. Public Hearing Testimony: - Jimmy Benjamin (400 Pillar Citos Avenue) spoke against a CEQA exemption, arguing that the project increases capacity by more than 10% (referencing Coastal Act 30610) and that insufficient erosion analysis was done. He cited a 2005 soil study indicating that 2.7 to 4.5 cfs can cause erosion in this liquefiable soil. He urged the commission to not rely on State Parks’ CEQA analysis and to require a full environmental review. - A written comment from Commissioner Hazel Joanes (submitted as a private citizen) expressed support for approval, stating that State Parks is not responsible for upstream flows and that the city should enforce drainage laws on private property owners. Commission Deliberation: - Commissioners questioned the CEQA exemption, particularly the claim of “negligible expansion of use” given the five-fold increase in pipe cross-section (from roughly 16-17 cfs to 80 cfs for non-pressurized flow). Staff and State Parks representatives (Linda Hitchcock, Tim Hyland, engineer Matt) defended the exemption, noting that the culvert is designed to Army Corps standards, the energy dissipators reduce downstream velocity to under 5 ft/s at design storm, and the project is a repair of an existing facility with no increase in public use. - Commissioner Hernandez expressed concern that the increased capacity could lead to greater erosion downstream, especially if upstream improvements are made later. He cited the city’s recent denial of a nearby project for lack of hydrological analysis. - Commissioner Gorn questioned why the pipe was sized so large (54 inches) instead of a modest increase (e.g., 10%) and whether such a large pipe encourages future enlargement of upstream culverts. - The city attorney clarified that CEQA exemption language refers to “use” (e.g., vehicle or pedestrian traffic) not hydraulic capacity, and that no percentage threshold is specified in CEQA. The 10% figure comes from the Coastal Act exception for structures destroyed by disaster, which does not apply here because the project is a public works repair. - After extensive debate, Commissioner Gorn and Commissioner Ruddock indicated reluctant support, acknowledging the need for public safety and the risk of collapse. Key Outcomes: - Motion (made by Commissioner Ruddock): Approve the Coastal Development Permit and acknowledge the Notice of Exemption from CEQA. Amendment (by Commissioner Hernandez, seconded): Add a condition requiring further erosion analysis downstream of the culvert at the time of grading permit application, with results reported to the Planning Commission. The amendment was supported by staff and State Parks. - Vote on amended motion: 4-0 in favor (Chair Gossett, Vice Chair Joanes absent, Commissioners Ruddock, Gorn, Hernandez, and Gossett all yes). - The CDP is approved with the added condition. Director's Report - Leslie Lacko was introduced as the new permanent Community Development Director. She noted that interim director Steve will remain through December. Upcoming items include an emergency CDP follow-up for the Half Moon Bay landfill and the Ritz Carlton parking lot (December 10 meeting). A study session on objective design standards is postponed. Planning Commission Communications - Commissioner Gorn urged urgency in addressing Pullman Ditch drainage issues, including upstream activities by Rocket Farms. - Commissioner Hernandez reported on an objective design standards subcommittee meeting and requested a cumulative impact analysis on density bonus law scenarios before reporting to City Council. Adjournment - The meeting adjourned at approximately 9:50 PM.

The City Council of Half Moon Bay met on Tuesday, November 19, 2024, at 7:00 PM in a hybrid format. The meeting included consent calendar approvals, a proposal for a fire pit pilot project, a downtown gateway monument feasibility study, an informational briefing on a transportation demand management plan, and a development impact fee waiver for emergency farmworker housing. All votes were unanimous unless otherwise noted. Consent Calendar - Items 1A through 1M were approved en bloc, including: - Waiving reading of resolutions and ordinances (1A) - Approval of minutes from August 20 – October 15, 2024 (1B) - Warrants for September and October 2024 (1C, 1D) - Treasurer's Report for quarter ending September 30, 2024 (1E) - Amendment No. 5 with Alta Planning and Design for Eastside Parallel Trail North – Segment 4, increasing the contract by $161,780 to a total of $324,673 (1F) - Amendment with Peninsula Municipal Engineering for Highway 1 Safety – North project management, not to exceed $143,000 (1G) - Resolution of Public Interest and Convenience to sell a portion of 880 Stone Pine Road for a 47-unit affordable farmworker housing project (Stone Pine Cove) (1H) - Declaration of exempt surplus land for the same property (1I) - Final acceptance of the 2024 Street Maintenance Project (1J) - Professional services agreement with Black & Veatch Corporation for stormwater NPDES and annual reporting services, not to exceed $154,996 (1K) - Amendment No. 3 with SWCA, Inc. for John L. Carter Park Improvements, increasing the contract by $46,364 to a total of $107,032 (1L) - Resolution authorizing the Wavecrest Trail License Agreement with Coastside Land Trust (1M) Public Comments & Testimony - Nancy Fontana expressed concern about potential bias on the council, referencing a Sacramento case that cost the city $27 million. She also clarified her earlier criticism of speaking time limits. - Brad Johnson raised safety concerns at the library, describing a woman who allegedly pulled a knife and harassed an 80-year-old. He requested an investigation and criticized city responsiveness. - Kristalyn (Coastside Chamber) announced Knights of Lights events (tree lighting Nov. 29, parade Dec. 6, etc.) and supported the fire pit pilot project. She also noted sandbag locations on the chamber website. - Norm Picker urged approval of the Hyatt project appeal, arguing the project would bring investment and jobs. - Rocío Avila thanked the city for the new urgent care and requested Spanish-language flyers. Discussion Items 3A – Fire Pit Pilot Project at Poplar Beach Eagle Scout candidate Chloe Standez proposed a 14-day pilot with up to four portable fire pits on Poplar Beach, beginning in early December 2024. The city would own the pits, and the pilot would include extended parking hours (to 10 PM) on four nights. The project aims to provide a safe place for youth and reduce illegal bonfires. Staff noted the pilot required council resolution. Public speakers (Kristalyn, Sarah Polgar via Zoom) expressed strong support. Council members praised the initiative. Motion to approve carried unanimously. 3B – Downtown Gateway Monument Staff presented a request to hire RHAA Landscape Architecture and Planning for design and engineering services for a gateway monument at the north entrance to downtown (Main Street and Highway 92). The estimated cost for this phase is $78,170, plus a $20,000 transfer from the General Fund. Staff noted significant community support from the Downtown Streetscape Master Plan process. Council members questioned placement and cost, but supported moving forward with a feasibility study. Motion to adopt the resolution and authorize the contract and fund transfer carried unanimously. 3C – Informational Briefing on “Get There Together” TDM Plan Consultant Alex Mercury presented the draft Transportation Demand Management (TDM) plan, developed in partnership with San Mateo County. The plan outlines 14 strategies to expand transportation options, manage parking, and promote alternatives to driving alone. Councilmember Penrose criticized the plan as a waste of money, citing lack of results from past efforts. Councilmember Brownstone suggested comparing cost-effective examples from similar communities. Staff clarified that the plan positions the city for grant funding. No action was taken; the plan will be brought back for final consideration in early 2025. 3D – Development Impact Fee Waiver for 300 Main Street (Zaballa House) Staff recommended waiving $122,369 in development impact fees for the conversion of eight commercial lodging units to permanent rental housing at 300 Main Street. The Cresson family, property owners, provided emergency housing for farmworkers displaced by the January 2023 mass shooting. The city saved on rent costs due to below-market rates. Council members thanked the Cresson family and supported the waiver, but agreed not to backfill the fee waiver from the Affordable Housing Fund. Motion to adopt the resolution waiving the fees carried unanimously. Key Outcomes - Consent Calendar approved unanimously. - Fire pit pilot project approved (14 days, up to 4 pits, extended parking hours on four nights). - Downtown Gateway Monument feasibility study approved (RHAA contract $78,170 plus $20,000 transfer from General Fund). - TDM Plan received as informational; final approval expected in early 2025. - Zaballa House fee waiver approved ($122,369 waived; no backfill from Affordable Housing Fund).